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Document B101 – 2007
Standard Form of Agreement Between Owner and Architect
AGREEMENT made as of the
day of
(In words, indicate day, month and year)
in the year
BETWEEN the Architect’s client identified as the Owner:
(Name, address and other information)
The Board of Regents of the Nevada System of Higher Education on behalf of the
University of Nevada, Las Vegas
4505 South Maryland Parkway
Box _______
Las Vegas, Nevada 89154-_______
and the Architect:
(Name, address, FTIN and other information)
for the following Project:
(Name, location and detailed description)
ADDITIONS AND DELETIONS:
The author of this document has
added information needed for its
completion. The author may also
have revised the text of the original
AIA standard form. An Additions and
Deletions Report that notes added
information as well as revisions to
the standard form text is available
from the author and should be
reviewed. A vertical line in the left
margin of this document indicates
where the author has added
necessary information and where
the author has added to or deleted
from the original AIA text.
This document has important legal
consequences. Consultation with an
attorney is encouraged with respect
to its completion or modification.
AIA Form Docs
n/a
N/A
The Owner and Architect agree as follows.
ELECTRONIC COPYING of any
®
portion of this AIA Document to
another electronic file is prohibited and
constitutes a violation of copyright laws
as set forth in the footer of this
document.
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
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1
TABLE OF ARTICLES
1
INITIAL INFORMATION
2
ARCHITECT’S RESPONSIBILITIES
3
SCOPE OF ARCHITECT’S BASIC SERVICES
4
ADDITIONAL SERVICES
5
OWNER’S RESPONSIBILITIES
6
COST OF THE WORK
7
COPYRIGHTS AND LICENSES
8
CLAIMS AND DISPUTES
9
TERMINATION OR SUSPENSION
10
MISCELLANEOUS PROVISIONS
11
COMPENSATION
12
SPECIAL TERMS AND CONDITIONS
13
SCOPE OF THE AGREEMENT
EXHIBIT A INITIAL INFORMATION
ARTICLE 1 INITIAL INFORMATION
§ 1.1 This Agreement is based on the Initial Information set forth in this Article 1 and in optional Exhibit A, Initial
Information:
(Complete Exhibit A, Initial Information, and incorporate it into the Agreement at Section 13.2, or state below
Initial Information such as details of the Project’s site and program, Owner’s contractors and consultants,
Architect’s consultants, Owner’s budget for the Cost of the Work, authorized representatives, anticipated
procurement method, and other information relevant to the Project.)
§ 1.2 The Owner’s anticipated dates for commencement of construction and Substantial Completion of the Work are
set forth below:
.1
Commencement of construction date:
.2
Substantial Completion date:
§ 1.3 The Owner and Architect may rely on the Initial Information. Both parties, however, recognize that such
information may materially change and, in that event, the Owner and the Architect shall appropriately adjust the
schedule, the Architect’s services and the Architect’s compensation.
ARTICLE 2 ARCHITECT’S RESPONSIBILITIES
§ 2.1 The Architect shall provide the professional services as set forth in this Agreement.
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
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§ 2.2 With reference to the Project, Architect agrees with Owner as follows: (a) in the performance of services
Architect shall utilize Architect’s professional efforts, skill, judgment and abilities in accordance with the common
law standard of care for Architects and in a manner which is consistent with locally accepted standards for
professional skill and care; (b) Architect shall perform services with respect to the Project in compliance, to the best
of Architect’s knowledge, information and belief, with applicable laws, regulations, codes and order of
governmental bodies having jurisdiction; (c) Architect shall specify usage of only suitable materials for the Project;
and (d) the Project, if built in compliance with the design and Construction Drawings, will comply, to the best of
Architect’s knowledge, information and belief with applicable laws, regulations, codes, ordinances and orders of
governmental bodies. The Architect represents to the Owner that the Architect is financially solvent and possesses
sufficient license, authority and personnel to complete the services required hereunder. Architect will correct those
services not performed consistent with the foregoing standards without any additional compensation of any sort.
Architect has submitted prior to entering into this Agreement a Project organization chart setting out Architect’s
personnel, and their responsibilities in connection with this Project, which Architect proposes to use in connection
with the performance of its services on this Project. If, at any time after entering into this Agreement, Owner has
any reasonable objection to any personnel or consultant employed by Architect proposes to use in connection with
this Project, Architect shall promptly propose substitutes to whom the Owner has no reasonable objection.
§ 2.3 The Architect shall identify a representative authorized to act on behalf of the Architect with respect to the
Project. Owner shall have the right to rely on all communications of such representative without any further inquiry
or investigation by Owner.
§ 2.4 Except with the Owner’s knowledge and consent, the Architect shall not engage in any activity, or accept any
employment, interest or contribution that would reasonably appear to compromise the Architect’s professional
judgment with respect to this Project.
§ 2.5 The Architect shall maintain the following insurance for the duration of this Agreement. If any of the
requirements set forth below exceed the types and limits the Architect normally maintains, the Architect shall
provide the following insurance as part of the Basic Services Fee.
(Identify types and limits of insurance coverage, and other insurance requirements applicable to the Agreement, if
any.)
(Paragraphs deleted)
§ 2.6 INSURANCE
§ 2.6.1 The Architect shall provide and maintain, or cause to be provided and maintained in the case of
subconsultants to the Architect, insurance acceptable to the Owner based on the structure, contracting relationship
and scope/risk assignment of the Architect and its Consultants and Licensed/Professional Design Subcontractors.
All such insurance shall be in compliance with the terms and conditions of this Agreement.
The Architect and its Consultants and Licensed/Professional Design Subcontractors shall procure and maintain
the following insurance at their respective own and sole expense:
1.
2.
3.
4.
Commercial General liability insurance in the amount of $1,000,000 per occurrence and $2,000,000 annual
aggregate. Coverage shall be at least as broad as Insurance Services Office (ISO) form CG 00 01 10 01 and
shall cover liability arising from premises, operations, independent contractors, completed operations,
personal injury, products, and liability assumed under contract.
Automobile liability insurance in the amount of $1,000,000 Combined Single Limit per occurrence.
Coverage shall include owned, non-owned, and hired vehicles and be written on ISO form CA 00 01 10 01
or a substitute providing equal or broader liability coverage.
Employers Liability Limits shall be at least $100,000 per occurrence and for occupational disease.
Workers’ Compensation is required by law for anyone with employees. Sole proprietors and corporate
officers can waive coverage with mandatory affidavit available from the Owner. All contractors providing
services shall provide proof of Workers’ Compensation insurance as required by NRS 616B.627 or proof
that compliance with the provisions of Nevada Revised Statutes, Chapter 616A-D and all other related
chapters, is not required.
Professional Liability in the amount of $1,000,000 per claim and $3,000,000 aggregate minimum.
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
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5.
In addition to Professional Liability Insurance specified in 2.6.1.4, for construction cost between
$1,000,000 and $9,999,999, limit of liability shall be $3,000,000 project specific/dedicated limit per
claim/aggregate. For construction cost over $10,000,000, limit of liability shall be $5,000,000 project
specific/dedicated limit per claim/aggregate.
a. Retroactive date must be prior to commencement of the performance of this agreement.
b. The discovery period is to be three (3) years after termination date of contract. A thirty six month
(36) Supplemental Extended Reporting Period must be endorsed to the insurance policy.
c. The Board of Regents on behalf of UNLV shall not be added as an additional insured on
contractor’s professional insurance policies.
§ 2.6.2 Parties contracting directly with the Owner must have their policy endorsed to reflect that their insurance
coverage is primary over any other applicable insurance coverage available.
§ 2.6.3 The Board of Regents of the Nevada System of Higher Education shall be named as additional insured
on the Commercial General Liability, and Excess/Umbrella policy with the exception of Professional Liability
Insurance by Insurance Services Office (ISO) standard endorsement CG 20 26 07 04 entitled ADDITIONAL
INSURED-DESIGNATED PERSON OR ORGANIZATION.
§ 2.6.4 Loss Payee: The Board of Regents of the Nevada System of Higher Education on behalf of UNLV shall
be named as loss payee as respects their interest in any property that the Architect has an obligation to insure on
behalf of the Board of Regents of the Nevada System of Higher Education on behalf of UNLV.
§ 2.6.5 Policy Cancellation Endorsement: Except for ten (10) days notice for non-payment of premium, each
insurance policy shall be endorsed to specify that, without sixty (60) days prior written notice to UNLV, the
policy shall not be canceled, non-renewed, or coverage and/or limits reduced or materially altered. The
endorsement shall also provide that notices required by this paragraph be sent by certified mail to the Owner
and their Risk Management and Safety Department. A copy of this signed endorsement must be attached to the
Certificate of Insurance.
§ 2.6.6 Each insurance policy shall be:
.1: Issued by insurance companies authorized to do business in the State of Nevada or eligible surplus lines
insurers acceptable to the State and having agents in Nevada upon whom service of process may be made,
and
.2: Currently rated by A.M. Best as A - lX or better.
.3: Until such time as the insurance is no longer required by the Board of Regents of the Nevada System of
Higher Education on behalf of UNLV, contractors shall provide the Owner with renewal or replacement
evidence of insurance no less than thirty (30) days before the expiration or replacement of the required
insurance. If at any time during the period when insurance is required by the contract, an insurer or surety
shall fail to comply with the requirements of this contract, as soon as contractor has knowledge of any such
failure, contractor shall immediately notify the Owner and immediately replace such insurance or bond
with insurance or bond meeting the contract requirements.
§ 2.6.7 Evidence of Insurance: Prior to the start of any work the architect must provide the following documents to
the Owner:
.1 Certificate of Insurance: The Accord 25 Certification of Insurance form or a form substantially similar
must be submitted to UNLV to evidence the insurance policies and coverage required of contractor.
.2 Additional Insured Endorsements: Original Additional Insured Endorsement(s) signed by an authorized
insurance company representative(s).
.3 Policy Cancellation Endorsement.
.4 Waiver of Subrogation Endorsement.
.5 Endorsement reflecting the contractor’s insurance is primary over any other applicable insurance.
.6 Loss Payee Endorsement.
§ 2.6.8 Insurance maintained by Architects shall apply on a first dollar basis without application of a deductible or
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
(1869050739)
4
self-insured retention, which shall not exceed $5,000.00 per occurrence unless otherwise specifically agreed to by
the Owner. Such approval shall not relieve Architect’s from the obligation to pay any deductible or self-insured
retention.
§ 2.6.9 Any insurance or self-insurance available to the Board of Regents of the Nevada System of Higher Education
on behalf of UNLV shall be in excess of and non-contributing with any insurance required.
§2.6.10 The insurance as specified shall not be cancelled, non-renewed, or coverage and/or limits reduced or
materially altered, and shall provide that notices required by this paragraph shall be sent by certified mail to the
Owner. A copy of this signed endorsement must be attached to the certificate of insurance.
§2.6.11 The Architect and it’s Consultants shall make available to the Owner, upon request by the Owner, at
Architect’s expense a copy of each policy and/or loss history related to insurance coverage required by Article 2.
Each policy shall contain all generally applicable conditions, definitions, exclusions and endorsements related to this
Project.
ARTICLE 3 SCOPE OF ARCHITECT’S BASIC SERVICES
§ 3.1 The Architect’s Basic Services consist of those described in Article 3 and include usual and customary services
in the following disciplines: civil engineering, structural engineering, mechanical/plumbing engineering, electrical
engineering, landscape architecture and design; architectural interior design, low voltage lighting design, audiovisual systems design, detailed cost estimating, "as-constructed" record drawings, telecommunications/data design
and sustainable design. Services not set forth in Article 3 are Additional Services. Architect shall be responsible for
the coordination of drawings and technical documents relating to Architect’s design and used on the Project
regardless of whether prepared by Architect or Architect’s consultants. Architect shall be responsible for the
completeness and accuracy of all Drawings and Specifications prepared by Architect and for compliance with
applicable codes, ordinances, regulations, laws and statutes.
Owner shall have the right to disapprove any portion of the Architect’s services on the Project, including but not
limited to, Schematic Design Phase, Design Development Phase, Construction Documents Phase, and any other
design services or documents, on any reasonable basis, including, but not limited to, aesthetic, or because, in
Owner’s opinion, the cost of construction of such design is likely to render the Project infeasible. In the event that
any phase of the Architect’s services is not approved by Owner, the Architect shall proceed, when requested by
Owner in writing, with revisions to the design services or documents prepared for the phase to satisfy Owner’s
objections. These revisions will be made without adjustment to the compensation provided for hereunder unless
revisions are made to drawings previously approved, in which case, such revision services shall be paid as additional
services. Should there be substantial revisions to the original program after approval of Schematic Design Phase
Drawings which materially increases or decreases the scope of the design services to be furnished hereunder,
Architect shall so notify the Owner in writing and receive approval from Owner before proceeding with revisions
necessitated by such changes.
§ 3.1.1 The Architect shall manage the Architect’s services, consult with the Owner, research applicable design
criteria, attend Project meetings, communicate with members of the Project team and report progress to the Owner.
§ 3.1.2 The Architect shall coordinate its services with those services provided by the Owner and the Owner’s
consultants. The Architect shall be entitled to rely on the accuracy and completeness of services and information
furnished by the Owner and the Owner’s consultants. The Architect shall provide prompt written notice to the
Owner if the Architect becomes aware of any error, omission or inconsistency in such services or information.
§ 3.1.3 As soon as practicable after the date of this Agreement, the Architect shall submit for the Owner’s approval a
schedule for the performance of the Architect’s services. The schedule initially shall include anticipated dates for the
commencement of construction and for Substantial Completion of the Work as set forth in the Initial Information.
The schedule shall include allowances for periods of time required for the Owner’s review, for the performance of
the Owner’s consultants, and for approval of submissions by authorities having jurisdiction over the Project. Once
approved by the Owner, time limits established by the schedule shall not, except for reasonable cause, be exceeded
by the Architect or Owner. With the Owner’s approval, the Architect shall adjust the schedule, if necessary as the
Project proceeds until the commencement of construction.
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
(1869050739)
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§ 3.1.4 The Architect shall not be responsible for an Owner’s directive or substitution made without the Architect’s
agreement and which agreement shall not be unreasonably withheld.
§ 3.1.5 The Architect and its Consultants shall, at appropriate times, contact the governmental authorities required to
approve the Construction Documents and the entities providing utility services to the Project. In designing the
Project, the Architect shall respond to applicable design requirements imposed by such governmental authorities and
by such entities providing utility services. Architect and its Consultants shall coordinate all interactions with
governmental authorities and by such entities providing utility services with the Owner.
§ 3.1.6 The Architect shall assist the Owner in connection with the Owner’s responsibility for filing documents
required for the approval of governmental authorities having jurisdiction over the Project. Architect shall make
presentations to explain the design of the Project to such parties as reasonably requested by Owner.
§ 3.1.7 The Architect shall comply with all project planning, design, sustainability, operations and procedures
standards of the Owner, and will not deviate from these standards unless agreed upon in writing by the Owner in
accordance with Owner’s Standards.
§ 3.2 SCHEMATIC DESIGN PHASE SERVICES
§ 3.2.1 The Architect shall review the program and other information furnished by the Owner, and shall review laws,
codes, and regulations applicable to the Architect’s services.
§ 3.2.2 The Architect shall prepare a preliminary evaluation per the Owner’s Standards of the Owner’s program,
schedule, budget for the Cost of the Work, Project site, and the proposed procurement or delivery method and other
Initial Information, each in terms of the other, to ascertain the requirements of the Project. The Architect shall notify
the Owner of (1) any inconsistencies discovered in the information, and (2) other information or consulting services
that may be reasonably needed for the Project.
§ 3.2.3 The Architect shall present its preliminary evaluation to the Owner and shall discuss with the Owner
alternative approaches to design and construction of the Project, including the feasibility of incorporating
sustainable/environmentally responsible design approaches per the Owner’s Standards. The Architect shall reach an
understanding with the Owner regarding the requirements of the Project.
§ 3.2.4 Based on the Project’s requirements agreed upon with the Owner, the Architect shall prepare and present for
the Owner’s approval a preliminary design illustrating the scale and relationship of the Project components.
Preliminary Design documents, services, materials and deliverables shall meet the requirements of the Owner’s
Standards.
§ 3.2.5 Based on the Owner’s approval of the preliminary design, the Architect shall prepare Schematic Design
Documents for the Owner’s approval. The Schematic Design Documents shall consist of drawings and other
documents including a site plan, if appropriate, and preliminary building plans, sections and elevations; and may
include some combination of study models, perspective sketches, or digital modeling. Preliminary selections of
major building systems and construction materials shall be noted on the drawings or described in writing.
Schematic Design documents, services, materials and deliverables shall meet the requirements of the Owner’s
Standards.
§ 3.2.5.1 The Architect shall consider environmentally responsible design alternatives, such as material choices and
building orientation, together with other considerations based on program and aesthetics, in developing a design that
is consistent with the Owner’s program, schedule and budget for the Cost of the Work. The Owner may obtain other
environmentally responsible/sustainable design services not included in the Basic Services of this Agreement.
§ 3.2.5.2 The Architect shall consider the value of alternative materials, building systems and equipment, together
with other considerations based on program and aesthetics in developing a design for the Project that is consistent
with the Owner’s program, schedule and budget for the Cost of the Work.
§ 3.2.6 The Architect shall submit to the Owner an estimate of the Cost of the Work prepared in accordance with
Section 6.3. This estimate shall be prepared by an independent third-party cost estimator determined by the
Architect, with Owner’s consent, and shall be a part of the Basic Services of this Agreement.
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
(1869050739)
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§ 3.2.7 The Architect shall submit the Schematic Design Documents to the Owner, and request the Owner’s
approval.
§ 3.3 DESIGN DEVELOPMENT PHASE SERVICES
§ 3.3.1 Based on the Owner’s approval of the Schematic Design Documents, and on the Owner’s authorization of
any adjustments in the Project requirements and the budget for the Cost of the Work, the Architect shall prepare
Design Development Documents for the Owner’s approval. The Design Development Documents shall illustrate and
describe the development of the approved Schematic Design Documents and shall consist of drawings and other
documents including plans, sections, elevations, typical construction details, and diagrammatic layouts of building
systems to fix and describe the size and character of the Project as to architectural, structural, mechanical and
electrical systems, and such other elements as may be appropriate. The Design Development Documents shall also
include outline specifications that identify major materials and systems and establish in general their quality levels.
Design Development documents, services, materials and deliverables shall meet the requirements of the Owner’s
Standards.
§ 3.3.2 The Architect shall update the estimate of the Cost of the Work.
§ 3.3.3 The Architect shall submit the Design Development documents to the Owner, advise the Owner of any
adjustments to the estimate of the Cost of the Work, and request the Owner’s approval.
§ 3.4 CONSTRUCTION DOCUMENTS PHASE SERVICES
§ 3.4.1 Based on the Owner’s approval of the Design Development Documents, and on the Owner’s authorization of
any adjustments in the Project requirements and the budget for the Cost of the Work, the Architect shall prepare
Construction Documents for the Owner’s approval. The Construction Documents shall illustrate and describe the
further development of the approved Design Development Documents and shall consist of Drawings and
Specifications setting forth in detail the quality levels of materials and systems and other requirements for the
construction of the Work. The Owner and Architect acknowledge that in order to construct the Work the Contractor
will provide additional information, including Shop Drawings, Product Data, Samples and other similar submittals,
which the Architect shall review in accordance with Section 3.6.4.
§ 3.4.2 The Architect shall incorporate into the Construction Documents the design requirements of governmental
authorities having jurisdiction over the Project.
§ 3.4.3 During the development of the Construction Documents, the Architect shall assist the Owner in the
development and preparation of (1) bidding and procurement information that describes the time, place and
conditions of bidding, including bidding or proposal forms; (2) the form of agreement between the Owner and
Contractor; and (3) the Conditions of the Contract for Construction (General, Supplementary and other Conditions).
The Architect shall also compile a project manual that includes the Conditions of the Contract for Construction and
Specifications and may include bidding requirements and sample forms.
§ 3.4.4 The Architect shall update the estimate for the Cost of the Work. This estimate shall be prepared by an
independent third-party cost estimator determined by the Architect, with Owner’s consent, and shall be a part of the
Basic Services of this Agreement. Unless agreed to by the Owner and the Architect, the cost estimator shall be the
same estimator who prepared the estimate for the Cost of the Work Schematic Design.
§ 3.4.5 The Architect shall submit the Construction Documents to the Owner, advise the Owner of any adjustments
to the estimate of the Cost of the Work, take any action required under Section 6.5, and request the Owner’s
approval.
§ 3.5 BIDDING OR NEGOTIATION PHASE SERVICES
§ 3.5.1 GENERAL
The Architect shall assist the Owner in establishing a list of prospective contractors. Following the Owner’s
approval of the Construction Documents, the Architect shall assist the Owner in (1) obtaining either competitive
bids or negotiated proposals; (2) confirming responsiveness of bids or proposals; (3) determining the successful bid
or proposal, if any; and, (4) awarding and preparing contracts for construction.
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
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§ 3.5.2 COMPETITIVE BIDDING
§ 3.5.2.1 Bidding Documents shall consist of bidding requirements and proposed Contract Documents.
§ 3.5.2.2 The Architect shall assist the Owner in bidding the Project by
.1
procuring the reproduction of Bidding Documents for distribution to prospective bidders;
.2
distributing the Bidding Documents to prospective bidders, requesting their return upon completion
of the bidding process, and maintaining a log of distribution and retrieval and of the amounts of
deposits, if any, received from and returned to prospective bidders;
.3
organizing and conducting a pre-bid conference for prospective bidders;
.4
preparing responses to questions from prospective bidders and providing clarifications and
interpretations of the Bidding Documents to all prospective bidders in the form of addenda; and
.5
organizing and conducting the opening of the bids, and subsequently documenting and distributing
the bidding results, as directed by the Owner.
§ 3.5.2.3 The Architect shall consider requests for substitutions, if the Bidding Documents permit substitutions, and
shall prepare and distribute addenda identifying approved substitutions to all prospective bidders.
§ 3.5.3 [Intentionally Omitted]
§ 3.5.3.1 [Intentionally Omitted]
§ 3.5.3.2
(Paragraphs deleted)
[Intentionally Omitted]
§ 3.5.3.3 The Architect shall consider requests for substitutions, if the Proposal Documents permit substitutions, and
shall prepare and distribute addenda identifying approved substitutions to all prospective contractors.
§ 3.6 CONSTRUCTION PHASE SERVICES
§ 3.6.1 GENERAL
§ 3.6.1.1 The Architect shall provide administration of the Contract between the Owner and the Contractor as set
forth below and in AIA Document A201™–2007, as modified, General Conditions of the Contract for Construction.
Architect represents that it has reviewed such AIA Document A201™–2007, General Conditions of the Contract for
Construction, as modified, and agrees to perform all of Architect’s obligations and duties required of the Architect
relative to that document.
§ 3.6.1.2 The Architect shall advise and consult with the Owner during the Construction Phase Services. The
Architect shall have authority to act on behalf of the Owner only to the extent provided in this Agreement. The
Architect shall not have control over, charge of, or responsibility for the construction means, methods, techniques,
sequences or procedures, or for safety precautions and programs in connection with the Work, nor shall the
Architect be responsible for the Contractor’s failure to perform the Work in accordance with the requirements of the
Contract Documents. The Architect shall be responsible for the Architect’s negligent acts or omissions, but shall not
have control over or charge of, and shall not be responsible for, acts or omissions of the Contractor or of any other
persons or entities performing portions of the Work.
§ 3.6.1.3 Subject to Section 4.3, the Architect’s responsibility to provide Construction Phase Services commences
with the award of the Contract for Construction and terminates on the date the Architect issues the final Certificate
for Payment. The Architect shall provide warranty walk services as a part of the Basic Services of this Agreement.
§ 3.6.2 EVALUATIONS OF THE WORK
§ 3.6.2.1 The Architect and its consultants, as appropriate to the construction work being performed as applicable to
the consultants scope of services, shall visit the site at intervals appropriate to the stage of construction, weekly
minimum, or as otherwise required in Section 4.3.3, to become generally familiar with the progress and quality of
the portion of the Work completed, and to determine, in general, if the Work observed is being performed in a
manner indicating that the Work, when fully completed, will be in accordance with the Contract Documents.
However, the Architect shall not be required to make exhaustive or continuous on-site inspections to check the
quality or quantity of the Work. On the basis of the site visits, the Architect shall keep the Owner reasonably
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible
under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order No.7742605561_1 which expires on 04/27/2011, and is not for
resale.
User Notes:
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informed about the progress and quality of the portion of the Work completed, and report to the Owner (1) known
deviations from the Contract Documents and from the most recent construction schedule submitted by the
Contractor, and (2) defects and deficiencies observed in the Work.
§ 3.6.2.2 The Architect, with the Owner’s consent, has the authority to reject Work that does not conform to the
Contract Documents. Whenever the Architect considers it necessary or advisable, the Architect, with the Owner’s
consent, shall have the authority to require inspection or testing of the Work in accordance with the provisions of the
Contract Documents, whether or not such Work is fabricated, installed or completed. However, neither this authority
of the Architect nor a decision made in good faith either to exercise or not to exercise such authority shall give rise
to a duty or responsibility of the Architect to the Contractor, Subcontractors, material and equipment suppliers, their
agents or employees or other persons or entities performing portions of the Work.
§ 3.6.2.3 The Architect shall interpret and decide matters concerning performance under, and requirements of, the
Contract Documents on written request of either the Owner or Contractor. The Architect’s response to such requests
shall be made in writing with reasonable promptness, not to exceed 14 days.
§ 3.6.2.4 Interpretations and decisions of the Architect shall be consistent with the intent of and reasonably inferable
from the Contract Documents and shall be in writing or in the form of drawings. When making such interpretations
and decisions, the Architect shall endeavor to secure faithful performance by both Owner and Contractor, shall not
show partiality to either, and shall not be liable for results of interpretations or decisions rendered in good faith. The
Architect’s decisions on matters relating to aesthetic effect shall be final if consistent with the intent expressed in the
Contract Documents.
§ 3.6.2.5 Unless the Owner and Contractor designate another person to serve as an Initial Decision Maker, as that
term is defined in AIA Document A201–2007 as modified, the Architect shall render initial decisions on Claims
between the Owner and Contractor as provided in the Contract Documents.
§ 3.6.3 CERTIFICATES FOR PAYMENT TO CONTRACTOR
§ 3.6.3.1 The Architect shall review and certify the amounts due the Contractor and shall issue certificates in such
amounts within 14 days of Contractor’s application for payment. The Architect’s certification for payment shall
constitute a representation to the Owner, based on the Architect’s evaluation of the Work as provided in Section
3.6.2 and on the data comprising the Contractor’s Application for Payment, that, to the best of the Architect’s
knowledge, information and belief, the Work has progressed to the point indicated and that the quality of the Work
is in accordance with the Contract Documents. The foregoing representations are subject (1) to an evaluation of the
Work for conformance with the Contract Documents upon Substantial Completion, (2) to results of subsequent tests
and inspections, (3) to correction of minor deviations from the Contract Documents prior to completion, and (4) to
specific qualifications expressed by the Architect.
§ 3.6.3.2 The issuance of a Certificate for Payment shall not be a representation that the Architect has (1) made
exhaustive or continuous on-site inspections to check the quality or quantity of the Work, (2) reviewed construction
means, methods, techniques, sequences or procedures, (3) reviewed copies of requisitions received from
Subcontractors and material suppliers and other data requested by the Owner to substantiate the Contractor’s right to
payment, or (4) ascertained how or for what purpose the Contractor has used money previously paid on account of
the Contract Sum. The Architect’s certification for payment constitutes a recommendation to Owner and is not
legally binding on Owner.
§ 3.6.3.3 The Architect shall maintain a record of the Applications and Certificates for Payment.
§ 3.6.4 SUBMITTALS
§ 3.6.4.1 The Architect shall review the Contractor’s submittal schedule and shall not unreasonably delay or withhold
approval. Approval or comments by the Architect shall be made with reasonable promptness, not to exceed 14 days.
The Architect’s action in reviewing submittals shall be taken in accordance with the approved submittal schedule or,
in the absence of an approved submittal schedule, with reasonable promptness while allowing sufficient time in the
Architect’s professional judgment to permit adequate review.
§ 3.6.4.2 In accordance with the Architect-approved submittal schedule, the Architect shall review and approve or
take other appropriate action upon the Contractor’s submittals such as Shop Drawings, Product Data and Samples,
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but only for the limited purpose of checking for conformance with information given and the design concept
expressed in the Contract Documents. Architect shall be responsible for determining what aspects of the Work shall
be the subject of shop drawings and submittals. Review of such submittals is not for the purpose of determining the
accuracy and completeness of other information such as dimensions, quantities, and installation or performance of
equipment or systems, which are the Contractor’s responsibility. The Architect’s review shall not constitute
approval of safety precautions or, unless otherwise specifically stated by the Architect, of any construction means,
methods, techniques, sequences or procedures. The Architect’s approval of a specific item shall not indicate
approval of an assembly of which the item is a component.
§ 3.6.4.3 If the Contract Documents specifically require the Contractor to provide professional design services or
certifications by a design professional related to systems, materials or equipment, the Architect shall specify the
appropriate performance and design criteria that such services must satisfy. The Architect shall review shop
drawings and other submittals related to the Work designed or certified by the design professional retained by the
Contractor that bear such professional’s seal and signature when submitted to the Architect. The Architect shall be
entitled to rely upon the adequacy, accuracy and completeness of the services, certifications and approvals
performed or provided by such design professionals unless Architect knows that such certifications or approvals are
not correct.
§ 3.6.4.4 Subject to the provisions of Section 4.3, the Architect shall review and respond to requests for information
about the Contract Documents. The Architect shall set forth in the Contract Documents the requirements for requests
for information. Requests for information shall include, at a minimum, a detailed written statement that indicates the
specific Drawings or Specifications in need of clarification and the nature of the clarification requested. The
Architect’s response to such requests shall be made in writing with reasonable promptness, not to exceed 14 days. If
appropriate, the Architect shall prepare and issue supplemental Drawings and Specifications in response to requests
for information.
§ 3.6.4.5 The Architect shall maintain a record of submittals and copies of submittals supplied by the Contractor in
accordance with the requirements of the Contract Documents.
§ 3.6.5 CHANGES IN THE WORK
§ 3.6.5.1 The Architect, with Owner consent, may authorize minor changes in the Work that are consistent with the
intent of the Contract Documents and do not involve an adjustment in the Contract Sum or an extension of the
Contract Time. Subject to the provisions of Section 4.3, the Architect shall prepare Change Orders and Construction
Change Directives for the Owner’s approval and execution in accordance with the Contract Documents.
The Architect shall review properly prepared, timely requests by the Owner or Contractor for changes in the Work,
including adjustments to the Contract Sum or Contract Time. A properly prepared request for a change in the Work
shall be accompanied by sufficient supporting data and information to permit the Architect to make a reasonable
determination without extensive investigation or preparation of additional drawings or specifications. If the
Architect determines that requested changes in the Work are not materially different from the requirements of the
Contract Documents, the Architect may issue an order for a minor change in the Work or recommend to the Owner
that the requested change be denied.
If the Architect determines that implementation of the requested changes would result in a material change to the
Contract that may cause an adjustment in the Contract Time or Contract Sum, the Architect shall make a
recommendation to the Owner, who may authorize further investigation of such change. Upon such authorization,
and based upon information furnished by the Contractor, if any, the Architect shall estimate the additional cost and
time that might result from such change and provide to Owner for review.
With the Owner’s approval, the Architect shall incorporate any estimates for changes in the Work by the Contractor
into a Change Order or other appropriate documentation for the Owner’s execution or negotiation with the
Contractor.
§ 3.6.5.2 The Architect shall maintain records relative to changes in the Work.
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§ 3.6.6 PROJECT COMPLETION
§ 3.6.6.1 The Architect shall conduct inspections to determine the date or dates of Substantial Completion (with
necessary punchlists prior to or as a part of Substantial Completion) and the date of final completion; issue
Certificates of Substantial Completion; receive from the Contractor and forward to the Owner, for the Owner’s
review and records, written warranties and related documents required by the Contract Documents and assembled by
the Contractor; and issue a final Certificate for Payment based upon a final inspection indicating the Work complies
with the requirements of the Contract Documents.
§ 3.6.6.2 The Architect’s inspections shall be conducted with the Owner to check conformance of the Work with the
requirements of the Contract Documents and to verify the accuracy and completeness of the list submitted by the
Contractor of Work to be completed or corrected.
§ 3.6.6.3 When the Work is found to be substantially complete, the Architect shall inform the Owner about the
balance of the Contract Sum remaining to be paid the Contractor, including the amount to be retained from the
Contract Sum, if any, for final completion or correction of the Work.
§ 3.6.6.4 The Architect shall forward to the Owner the following information received from the Contractor: (1)
consent of surety or sureties, if any, to reduction in or partial release of retainage or the making of final payment; (2)
affidavits, receipts, releases and waivers of liens or bonds indemnifying the Owner against liens; and (3) any other
documentation required of the Contractor under the Contract Documents.
§ 3.6.6.5 Three months prior to the expiration of one year from the date of Substantial Completion, the Architect
shall, without additional compensation, conduct a meeting with the Owner to review the facility operations and
performance (9 month walk).
ARTICLE 4 ADDITIONAL SERVICES
§ 4.1 Additional Services listed below are not included in Basic Services, unless specified, but may be required for
the Project. The Architect shall provide the listed Additional Services only if specifically designated in the table
below as the Architect’s responsibility, and the Owner shall compensate the Architect as provided in Section 11.2.
If the service is specified below as a Basic Service, the Architect shall include services in the Basic Services fee,
inclusive of all consultants and other vendors necessary to provide the Basic Service as specified.
(Designate the Additional Services the Architect shall provide in the second column of the table below. In the third
column indicate whether the service description is located in Section 4.2 or in an attached exhibit. If in an exhibit,
identify the exhibit.)
Additional Services
§ 4.1.1
§ 4.1.2
§ 4.1.3
§ 4.1.4
§ 4.1.5
§ 4.1.6
§ 4.1.7
§ 4.1.8
§ 4.1.9
§ 4.1.10
§ 4.1.11
§ 4.1.12
§ 4.1.13
§ 4.1.14
§ 4.1.15
§ 4.1.16
§ 4.1.17
Programming
Multiple preliminary designs
Measured drawings
Existing facilities surveys
Site Evaluation and Planning (B203™–2007)
Building information modeling
Civil engineering
Landscape design
Architectural Interior Design (B252™–2007)
Value Analysis (B204™–2007)
Detailed cost estimating
On-site project representation
Conformed construction documents
As-designed record drawings
As-constructed record drawings
Post occupancy evaluation
Facility Support Services (B210™–2007)
Responsibility
(Architect, Owner
or
Not Provided)
Location of Service Description
(Section 4.2 below or in an exhibit
attached to this document and
identified below)
Basic Service
Basic Service
Basic Service
Basic Service
Basic Service
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§ 4.1.18
§ 4.1.19
§ 4.1.20
§ 4.1.21
§ 4.1.22
§ 4.1.23
§ 4.1.24
§ 4.1.25
§ 4.1.26
§ 4.1.27
§ 4.1.28
Tenant-related services
Coordination of Owner’s consultants
Telecommunications/data design
Security Evaluation and Planning (B206™–
2007)
Commissioning (B211™–2007)
Extensive environmentally responsible design
LEED® Certification (B214™–2007)
Fast-track design services
Historic Preservation (B205™–2007)
Furniture, Finishings, and Equipment Design
(B253™–2007)
Sustainable Design in coordination with
Owner’s Standards and Policies
Basic Service
Basic Service
§ 4.1.29
Low Voltage Lighting Design
Basic Service
§ 4.1.29
Audio-Visual Systems Design
Basic Service
§ 4.1.31
Preparation for, and attendance at, a public
presentation, meeting or hearing, as required
by the project
Basic Service
§ 4.2 Insert a description of each Additional Service designated in Section 4.1 as the Architect’s responsibility, if not
further described in an exhibit attached to this document.
§ 4.3 Additional Services may be provided after execution of this Agreement, without invalidating the Agreement.
Except for services required due to the fault of the Architect, any Additional Services provided in accordance with
this Section 4.3 shall entitle the Architect to compensation pursuant to Section 11.3 and an appropriate adjustment in
the Architect’s schedule.
§ 4.3.1 Upon recognizing the need to perform the following Additional Services, the Architect shall notify the Owner
with reasonable promptness and explain the facts and circumstances giving rise to the need. The Architect shall not
proceed to provide the following services until the Architect receives the Owner’s written authorization:
.1
Services necessitated by a change in the Initial Information, previous instructions or approvals given
by the Owner, or a material change in the Project;
.2
Services necessitated by the Owner’s request for extensive environmentally responsible design
alternatives, such as unique system designs, in-depth material research, energy modeling, or LEED®
certification outside of Sustainable Design in coordination with Owner’s Standards and Policies;
.3
Changing or editing previously prepared Instruments of Service necessitated by the enactment or
revision of codes, laws or regulations or official interpretations;
.4
Services necessitated by decisions of the Owner not rendered in a timely manner or any other failure
of performance on the part of the Owner or the Owner’s consultants or contractors;
.5
[Intentionally Omitted]
.6
Preparation of design and documentation for alternate bid or proposal requests proposed by the
Owner;
.7
[Intentionally Omitted]
.8
Preparation for, and attendance at a dispute resolution proceeding or legal proceeding, except where
the Architect is party thereto;
.9
Evaluation of the qualifications of bidders or persons providing proposals;
.10 Consultation concerning replacement of Work resulting from fire or other cause during construction;
or
.11 Assistance to the Initial Decision Maker, if other than the Architect.
§ 4.3.2 To avoid delay in the Construction Phase, the Architect shall provide the following Additional Services,
notify the Owner with reasonable promptness, and explain the facts and circumstances giving rise to the need. If the
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Owner subsequently determines that all or parts of those services are not required, the Owner shall give prompt
written notice to the Architect, and the Owner shall have no further obligation to compensate the Architect for those
services:
.1
Excessive reviewing of a Contractor’s submittal out of sequence from the submittal schedule agreed
to by the Architect;
.2
Responding to excessive Contractor’s requests for information that are not prepared in accordance
with the Contract Documents or where such information is available to the Contractor from a careful
study and comparison of the Contract Documents, field conditions, other Owner-provided
information, Contractor-prepared coordination drawings, or prior Project correspondence or
documentation;
.3
[Intentionally Omitted]
.4
Evaluating an extensive number of Claims as the Initial Decision Maker;
.5
[Intentionally Omitted]
.6
To the extent the Architect’s Basic Services are affected, providing Construction Phase Services 120
days after (1) the date of Substantial Completion of the Work or (2) the anticipated date of Substantial
Completion identified in Initial Information, whichever is earlier, outside of addressing issues relative
to the Architect’s scope of services in terms of scope, delivered item, or non-compliance, nonperformance or late delivery of the Work based on Architect’s services. This period shall also
exclude the 9 month walk or any warranty walk services.
§ 4.3.3 The Architect shall provide Construction Phase Services exceeding the limits set forth below as Additional
Services. When the limits below are reached, the Architect shall notify the Owner:
.1
(
) reviews of each Shop Drawing, Product Data item, sample and similar submittal of the
Contractor
.2
(
) visits to the site by the Architect over the duration of the Project during construction
.3
(
) inspections for any portion of the Work to determine whether such portion of the Work is
substantially complete in accordance with the requirements of the Contract Documents
.4
(
) inspections for any portion of the Work to determine final completion
§ 4.3.4 If the services covered by this Agreement have not been completed within
(
) months of the date of
this Agreement, through no fault of the Architect, extension of the Architect’s services beyond that time shall be
compensated as Additional Services.
ARTICLE 5 OWNER’S RESPONSIBILITIES
§ 5.1 Unless otherwise provided for under this Agreement, the Owner shall provide information in a timely manner
regarding requirements for and limitations on the Project, including a written program which shall set forth the
Owner’s objectives, schedule, constraints and criteria, including space requirements and relationships, flexibility,
expandability, special equipment, systems and site requirements. Within 15 days after receipt of a written request
from the Architect, the Owner shall furnish the requested information as necessary and relevant to the Architect.
§ 5.2 The Owner shall establish and periodically update the Owner’s budget for the Project, including (1) the budget
for the Cost of the Work as defined in Section 6.1; (2) the Owner’s other costs; and, (3) reasonable contingencies
related to all of these costs. Architect shall assist Owner in such updates to ascertain that costs are in line with the
Budget. If the Owner significantly increases or decreases the Owner’s budget for the Cost of the Work, the Owner
shall notify the Architect. The Owner and the Architect shall thereafter agree to a corresponding change in the
Project’s scope and quality. The Architect will not reasonably withhold agreement.
§ 5.3 The Owner shall designate in writing a representative authorized (the Owner’s Project Manager) to whom all
matters requiring the Owner’s approval or authorization shall be submitted. This representative shall convey such
matters to Owner’s officers and/or governing bodies, as appropriate.
§ 5.4 The Owner shall furnish surveys to describe physical characteristics, legal limitations and utility locations for
the site of the Project, and a written legal description of the site. The surveys and legal information shall include, as
applicable, grades and lines of streets, alleys, pavements and adjoining property and structures; designated wetlands;
adjacent drainage; rights-of-way, restrictions, easements, encroachments, zoning, deed restrictions, boundaries and
contours of the site; locations, dimensions and necessary data with respect to existing buildings, other improvements
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and trees; and information concerning available utility services and lines, both public and private, above and below
grade, including inverts and depths. All the information on the survey shall be referenced to a Project benchmark.
(Paragraph deleted)
§ 5.5 The Owner shall furnish services of geotechnical engineers, which may include but are not limited to test
borings, test pits, determinations of soil bearing values, percolation tests, evaluations of hazardous materials, seismic
evaluation, ground corrosion tests and resistivity tests, including necessary operations for anticipating subsoil
conditions, with written reports and appropriate recommendations.
§ 5.6 The Owner shall coordinate the services of its own consultants with those services provided by the Architect.
Upon the Architect’s request, the Owner shall furnish copies of the scope of services in the contracts between the
Owner and the Owner’s consultants. The Owner shall furnish the services of consultants other than those designated
in this Agreement, or authorize the Architect to furnish them as an Additional Service, when the Architect requests
such services and demonstrates that they are reasonably required by the scope of the Project.
§ 5.7 The Owner shall furnish tests, inspections and reports required by law or the Contract Documents, such as
structural, mechanical, and chemical tests, tests for air and water pollution, and tests for hazardous materials.
§ 5.8 The Owner shall furnish all legal, insurance and accounting services, including auditing services, that may be
reasonably necessary at any time for the Project to meet the Owner’s needs and interests.
§ 5.9 The Owner shall provide prompt written notice to the Architect if the Owner becomes aware of any fault or
defect in the Project, including errors, omissions or inconsistencies in the Architect’s Instruments of Service. It is
specifically understood that Owner shall have no obligation to investigate for the purpose of becoming aware of any
faults or defects. The duty of the Owner is limited only to such faults or defects that come to the knowledge of
Owner’s representative.
§ 5.10 Except as otherwise provided in this Agreement, when direct communications have been specially authorized
or when the Owner determines this is necessary, with the Architect’s agreement, the Owner shall endeavor to
communicate with the Architect’s consultants through the Architect about matters arising out of or relating to the
Contract Documents.
§ 5.11 Before executing the Contract for Construction, the Owner shall coordinate the Architect’s duties and
responsibilities set forth in the Contract for Construction with the Architect’s services set forth in this Agreement.
The Owner shall provide the Architect a copy of the executed agreement between the Owner and Contractor,
including the General Conditions of the Contract for Construction.
§ 5.12 The Owner shall provide the Architect access to the Project site prior to commencement of the Work and shall
obligate the Contractor to provide the Architect access to the Work wherever it is in preparation or progress.
ARTICLE 6 COST OF THE WORK
§ 6.1 For purposes of this Agreement, the Cost of the Work shall be the total cost to the Owner to construct all
elements of the Project designed or specified by the Architect and shall include contractors’ general conditions costs,
overhead and profit. The Cost of the Work does not include the compensation of the Architect, the costs of the land,
rights-of-way, financing, contingencies for changes in the Work or other costs that are the responsibility of the
Owner. No other costs shall be included in the Cost of the Work, including without limitation, Owner’s overhead,
land costs, financing costs and marketing costs.
§ 6.2 The Owner’s budget for the Cost of the Work is provided in Initial Information, and may be adjusted
throughout the Project as required under Sections 5.2, 6.4 and 6.5. Evaluations of the Owner’s budget for the Cost of
the Work, the preliminary estimate of the Cost of the Work and updated estimates of the Cost of the Work prepared
by the Architect and it’s consultants, including the approved independent cost consultant, represent the Architect’s
and its consultants judgment as a design professional. It is recognized, however, that neither the Architect nor the
Owner has control over the cost of labor, materials or equipment; the Contractor’s methods of determining bid
prices; or competitive bidding, market or negotiating conditions. Accordingly, the Architect cannot and does not
warrant or represent that bids or negotiated prices will not vary from the Owner’s budget for the Cost of the Work or
from any estimate of the Cost of the Work or evaluation prepared or agreed to by the Architect.
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§ 6.3 In preparing estimates of the Cost of Work, the Architect and it’s consultants, including the approved
independent cost consultant, shall be permitted to include contingencies for design, bidding and price escalation; to
determine what materials, equipment, component systems and types of construction are to be included in the
Contract Documents; and to include in the Contract Documents, with Owner consent, alternate bids as may be
necessary to adjust the estimated Cost of the Work to meet the Owner’s budget for the Cost of the Work. The
Architect’s and it’s consultants, including the approved independent cost consultant ,estimate of the Cost of the
Work shall be based on current area, volume or similar conceptual estimating techniques. Detailed cost estimating
services, shall be provided as a Basic Service of this Agreement.
§ 6.4 If the Bidding or Negotiation Phase has not commenced within 90 days after the Architect submits the
Construction Documents to the Owner, through no fault of the Architect, the Owner’s budget for the Cost of the
Work shall be adjusted to reflect changes in the general level of prices in the applicable construction market.
§ 6.5 If at any time the Architect’s estimate of the Cost of the Work exceeds the Owner’s budget for the Cost of the
Work, the Architect shall make appropriate recommendations to the Owner to adjust the Project’s size, quality or
budget for the Cost of the Work, and the Owner shall cooperate with the Architect in making such adjustments.
§ 6.6 If the Owner’s budget for the Cost of the Work at the conclusion of the Construction Documents Phase
Services is exceeded by the lowest bona fide bid or negotiated proposal, the Owner shall
.1
give written approval of an increase in the budget for the Cost of the Work;
.2
authorize rebidding or renegotiating of the Project within a reasonable time;
.3
terminate in accordance with Section 9.5;
.4
in consultation with the Architect, revise the Project program, scope, or quality as required to reduce
the Cost of the Work; or
.5
implement any other mutually acceptable alternative.
§ 6.7 If the Owner chooses to proceed under Section 6.6.4, the Architect, without additional compensation, shall
modify the Construction Documents as necessary to comply with the Owner’s budget for the Cost of the Work at the
conclusion of the Construction Documents Phase Services, or the budget as adjusted under Section 6.6.1. The
Architect’s modification of the Construction Documents shall be the limit of the Architect’s responsibility under this
Article 6.
ARTICLE 7 COPYRIGHTS AND LICENSES
§ 7.1 The Architect and the Owner warrant that in transmitting Instruments of Service, or any other information, the
transmitting party is the copyright owner of such information or has permission from the copyright owner to
transmit such information for its use on the Project. If the Owner and Architect intend to transmit Instruments of
Service or any other information or documentation in digital form, they shall endeavor to establish necessary
protocols governing such transmissions.
§ 7.2 The Architect and the Architect’s consultants shall be deemed the authors and owners of their respective
Instruments of Service, including the Drawings and Specifications, and shall retain all common law, statutory and
other reserved rights, including copyrights. Submission or distribution of Instruments of Service to meet official
regulatory requirements or for similar purposes in connection with the Project is not to be construed as publication
in derogation of the reserved rights of the Architect and the Architect’s consultants.
§ 7.3 Upon execution of this Agreement, the Architect grants to the Owner a nonexclusive license to use the
Architect’s Instruments of Service solely and exclusively for purposes of constructing, using, maintaining, altering
and adding to the Project. The Architect shall obtain similar nonexclusive licenses from the Architect’s consultants
consistent with this Agreement. The license granted under this section permits the Owner to authorize the
Contractor, Subcontractors, Sub-subcontractors, and material or equipment suppliers, as well as the Owner’s
consultants and separate contractors, to reproduce applicable portions of the Instruments of Service solely and
exclusively for use in performing services or construction for the Project..
§ 7.3.1 In the event the Owner uses the Instruments of Service without retaining the author of the Instruments of
Service, the Owner releases the Architect and Architect’s consultant(s) from all claims and causes of action arising
from such uses. The Owner, to the extent permitted by law, further agrees to indemnify and hold harmless the
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Architect and its consultants from all costs and expenses, including the cost of defense, related to claims and causes
of action asserted by any third person or entity to the extent such costs and expenses arise from the Owner’s use of
the Instruments of Service under this Section 7.3.1. The terms of this Section 7.3.1 shall not apply if the Owner
rightfully terminates this Agreement for cause under Section 9.4.
§ 7.4 Except for the licenses granted in this Article 7, no other license or right shall be deemed granted or implied
under this Agreement. The Owner shall not assign, delegate, sublicense, pledge or otherwise transfer any license
granted herein to another party without the prior written agreement of the Architect. Any unauthorized use of the
Instruments of Service shall be at the Owner’s sole risk and without liability to the Architect and the Architect’s
consultants.
ARTICLE 8 CLAIMS AND DISPUTES
§ 8.1 GENERAL
§ 8.1.1 The Owner and Architect shall commence all claims and causes of action, whether in contract, tort, or
otherwise, against the other arising out of or related to this Agreement in accordance with the requirements of the
method of binding dispute resolution selected in this Agreement within the period specified by applicable law, but in
any case not more than 10 years after the date of Substantial Completion of the Work. The Owner and Architect
waive all claims and causes of action not commenced in accordance with this Section 8.1.1.
§ 8.1.2 To the extent damages are covered by property insurance, the Owner and Architect waive all rights against
each other and against the contractors, consultants, agents and employees of the other for damages, except such
rights as they may have to the proceeds of such insurance as set forth in AIA Document A201–2007 as modified,
General Conditions of the Contract for Construction. The Owner or the Architect, as appropriate, shall require of the
contractors, consultants, agents and employees of any of them similar waivers in favor of the other parties
enumerated herein.
§ 8.1.3 [Intentionally Omitted
§ 8.2 MEDIATION
§ 8.2.1 Any claim, dispute or other matter in question arising out of or related to this Agreement shall be subject to
mediation as a condition precedent to binding dispute resolution. If such matter relates to or is the subject of a lien
arising out of the Architect’s services, the Architect may proceed in accordance with applicable law to comply with
the lien notice or filing deadlines prior to resolution of the matter by mediation or by binding dispute resolution.
§ 8.2.2 The Owner and Architect shall endeavor to resolve claims, disputes and other matters in question between
them by mediation which, unless the parties mutually agree otherwise, shall be administered by the American
Arbitration Association in accordance with its Construction Industry Mediation Procedures in effect on the date of
the Agreement. A request for mediation shall be made in writing, delivered to the other party to the Agreement, and
filed with the person or entity administering the mediation. The request may be made concurrently with the filing of
a complaint or other appropriate demand for binding dispute resolution but, in such event, mediation shall proceed in
advance of binding dispute resolution proceedings, which shall be stayed pending mediation for a period of 60 days
from the date of filing, unless stayed for a longer period by agreement of the parties or court order.
§ 8.2.3 The parties shall share the mediator’s fee and any filing fees equally. The mediation shall be held in the place
where the Project is located, unless another location is mutually agreed upon. Agreements reached in mediation shall
be enforceable as settlement agreements in any court having jurisdiction thereof.
§ 8.2.4 If the parties do not resolve a dispute through mediation pursuant to this Section 8.2, the method of binding
dispute resolution shall be the following:
(Check the appropriate box. If the Owner and Architect do not select a method of binding dispute resolution below,
or do not subsequently agree in writing to a binding dispute resolution method other than litigation, the dispute will
be resolved in a court of competent jurisdiction.)
[ ]
Arbitration pursuant to Section 8.3 of this Agreement
[ X ] Litigation in a court of competent jurisdiction
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
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[ ]
Other (Specify)
§ 8.3 [Intentionally Omitted]
§ 8.3.1 [Intentionally Omitted]
§ 8.3.1.1 [Intentionally Omitted]
§ 8.3.2 [Intentionally Omitted]
§ 8.3.3 [Intentionally Omitted]
§ 8.3.4 [Intentionally Omitted]
§ 8.3.4.1 [Intentionally Omitted]
§ 8.3.4.2 [Intentionally Omitted]
§ 8.3.4.3 [Intentionally Omitted]
§8.4 INDEMNITY
To the fullest extent permitted by law the Architect shall indemnify and hold harmless the Owner, Contractor,
Contractor’s and Owner’s respective consultants/subcontractors, and agents and employees of any of them from and
against claims, damages, losses and expenses, including but not limited to attorneys’ fees and other costs of
litigation, arising directly or indirectly out of or resulting from performance of the Work, provided that such claim,
damage, loss or expense is attributable to bodily injury, sickness, disease or death, or to injury to or destruction of
tangible property (other than the Work itself), but only to the extent caused by the negligent acts or omissions of the
Architect, the Architect’s subconsultants, anyone directly or indirectly employed by them or anyone for whose acts
they may be liable, regardless of whether or not such claim, damage, loss or expense is caused in part by a party
indemnified hereunder. Such obligation shall not be construed to negate, abridge, or reduce other rights or
obligations of indemnity which would otherwise exist as to a party or person described in this Agreement. Architect
shall provide Owner with written notification as to any circumstances to which may give rise to an Owner
indemnification promptly after Architect becomes aware of such circumstances. The provisions of this section shall
survive the completion of the Work or earlier termination of the Agreement.
ARTICLE 9 TERMINATION OR SUSPENSION
§ 9.1 If the Owner fails to make payments to the Architect in accordance with this Agreement, such failure shall be
considered substantial nonperformance and cause for termination or, at the Architect’s option, cause for suspension
of performance of services under this Agreement. If the Architect elects to suspend services, the Architect shall give
seven days’ written notice to the Owner before suspending services. In the event of a suspension of services, the
Architect shall have no liability to the Owner for delay or damage caused the Owner because of such suspension of
services. Before resuming services, the Architect shall be paid all sums due prior to suspension and any expenses
incurred in the interruption and resumption of the Architect’s services. The Architect’s fees for the remaining
services and the time schedules shall be equitably adjusted.
§ 9.2 If the Owner suspends the Project, the Architect shall be compensated for services performed prior to notice of
such suspension. When the Project is resumed, the Architect shall be compensated for expenses incurred in the
interruption and resumption of the Architect’s services. The Architect’s fees for the remaining services and the time
schedules shall be equitably adjusted.
§ 9.3 If the Owner suspends the Project for more than 90 cumulative days for reasons other than the fault of the
Architect, the Architect may terminate this Agreement by giving not less than seven days’ written notice.
§ 9.4 Either party may terminate this Agreement upon not less than seven days’ written notice should the other party
fail substantially to perform in accordance with the terms of this Agreement through no fault of the party initiating
the termination.
§ 9.5 The Owner may terminate this Agreement upon not less than seven days’ written notice to the Architect for the
Owner’s convenience and without cause or for non-appropriation of funds. The terms of this Agreement are
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contingent upon sufficient appropriations and authorizations being made by the Owner for the performance of this
Agreement. If sufficient appropriations and authorizations are not made by the Owner, this Agreement shall
terminate, without penalty or expense to the Owner of any kind whatsoever, upon written notice being given by the
Owner to the Architect. Upon receipt of such notice, the Architect shall take immediate action to mitigate any
damage or additional expense.
§ 9.6 In the event of termination not the fault of the Architect, the Architect shall be compensated for services
performed prior to termination, together with Reimbursable Expenses then due.
§ 9.7 [Intentionally Omitted]
§ 9.8 The Owner’s rights to use the Architect’s Instruments of Service in the event of a termination of this
Agreement are set forth in Article 7 and Section 11.9.
ARTICLE 10 MISCELLANEOUS PROVISIONS
§ 10.1 This Agreement shall be governed by the law of the place where the Project is located.
§ 10.2 Terms in this Agreement shall have the same meaning as those in AIA Document A201–2007, General
Conditions of the Contract for Construction, as modified.
§ 10.3 The Owner and Architect, respectively, bind themselves, their agents, successors, assigns and legal
representatives to this Agreement. Neither the Owner nor the Architect shall assign this Agreement without the
written consent of the other, except that the Owner may assign this Agreement to a lender providing financing for
the Project if the lender agrees to assume the Owner’s rights and obligations under this Agreement.
§ 10.4 If the Owner requests the Architect to execute certificates, the proposed language of such certificates shall be
submitted to the Architect for review at least 14 days prior to the requested dates of execution. If the Owner requests
the Architect to execute consents reasonably required to facilitate assignment to a lender, the Architect shall execute
all such consents that are consistent with this Agreement, provided the proposed consent is submitted to the
Architect for review at least 14 days prior to execution. The Architect shall not be required to execute certificates or
consents that would require knowledge, services or responsibilities beyond the scope of this Agreement.
§ 10.5 Nothing contained in this Agreement shall create a contractual relationship with or a cause of action in favor
of a third party against either the Owner or Architect.
§ 10.6 Unless otherwise required in this Agreement, the Architect shall have no responsibility for the discovery,
presence, handling, removal or disposal of, or exposure of persons to, hazardous materials or toxic substances in any
form at the Project site.
§ 10.7 Use of Owner name and/or logo in advertising: Architect acknowledges that it cannot use the name of the
Board of Regents of the Nevada System of Higher Education (NSHE), UNLV, the UNLV Logo or any other related
name in the performance of its services, in its advertising, or in the production of any materials related to this
Agreement, without the prior written approval of the Owner.
Confidentiality: Architect acknowledges that any materials and/or data that may result from its efforts, as related to this
Agreement, are the property of the Owner, and, as such, may not be disseminated in any form whatsoever to any person,
group or organization without the prior written authorization of the Owner. Architect acknowledges that the Owner
would be materially harmed if such confidentiality is not maintained and any referenced material and/or data was
disseminated in any form without the Owner’s prior written approval. Architect agrees to indemnify the Owner for any
negligent or willful conduct on the part of its employees regarding unauthorized release of the Owner’s information
submitted for imaging.
§ 10.8 If the Architect or Owner receives information specifically designated by the other party as "confidential" or
"business proprietary," the receiving party shall keep such information strictly confidential and shall not disclose it
to any other person except to (1) its employees, (2) those who need to know the content of such information in order
to perform services or construction solely and exclusively for the Project, or (3) its consultants and contractors
whose contracts include similar restrictions on the use of confidential information.
AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
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§ 10.9 No Waiver: No action or failure to act by the Owner or Architect shall constitute a waiver of any right or duty
afforded under this agreement, nor shall any such action or failure to act constitute any approval of or acquiescence
in any breach hereunder, except as may be specifically agreed in writing.
§ 10.10 Counterparts: This Agreement may be executed in any number of counterparts, all of which taken together
shall constitute one and the same Agreement.
§ 10.11 Invalidity: If any one or more of the provisions (or any part thereof) contained in the Agreement are for any
reason held to be illegal, invalid or otherwise unenforceable, such invalidity, illegality or unenforceability shall not
affect any other provision (or part thereof) of this Agreement.
§ 10.12 No Limitation: Unless expressly stated otherwise herein, the duties and obligations imposed upon the parties
under this agreement, and the rights and remedies available hereunder shall be in addition to and not a limitation of,
any duties imposed or available at law or in equity.
§ 10.13 Time Limits: Time limits set out in or under this Agreement are solely for the protection and benefit of the
Owner and Architect and create no third-party beneficiary rights in any other party.
§10.14 Facsimile Signatures: Any signature of or pursuant to this Agreement shall be considered for all purposes an
original signature and of the same legal effect as an original, provided that at the request of a party any signature
sent by facsimile shall be subsequently be confirmed by an original re-execution.
§10.15 This Agreement constitutes the entire agreement between the parties and supersedes all prior and
contemporaneous agreements, understandings and negotiations with respect to the subject matter thereof.
§10.16 Owner is the sole party liable for Owner’s obligations under this Agreement and no officer or board member
of Owner shall be liable in any way with respect to this Agreement and any actions on their part shall not create any
liability under this Agreement.
§10.17 SUCCESSORS AND ASSIGNS The Owner and Architect respectively bind themselves, their partners,
successors, assigns and legal representatives to covenants, agreements and obligations contained in the Contract
Documents. Except as specifically provided elsewhere in this Contract, neither party to the Contract shall assign the
Contract as a whole, or in part, without written consent of the other. If either party attempts to make such an
assignment without such consent, such assignment shall not be effective and shall constitute a default under the
Contract. Any party assigning its interest pursuant to properly granted consent of the other party shall nevertheless
remain legally responsible for all obligations under the Contract.
§10.18 Architect shall advise Owner where any royalties and license fees required to be paid for the use of a
particular design, process or product required by the Design and/or Contract Documents. Architect shall provide
alternative and recommendations to accomplish the Project objectives without the use of a particular design, process
or product that requires any royalties and license fees required to be paid. Where any royalties and license fees are
required to be paid, Architect shall account for these costs in all cost estimates for the Project. If Architect’s or its
Consultants services require the payment of any royalty or license fees, these royalties or license fees shall be a part
of the Architect’s Basic Services Fee and Compensation. If a royalty or license fee is not paid by the Architect or its
Consultants, for the use of a particular design, process or product required by the Design and/or Contract
Documents, the cost of defending suits or claims of infringement of patent rights arising from such requirement of
the Design and/or Contract Documents and payments made in accordance with legal judgments against the Architect
or its Consultants resulting from such suits or claims and payments of settlements shall be the responsibility of the
Architect. The provisions of this §10.18 shall survive the completion of the Work or earlier termination of the
Agreement.
ARTICLE 11 COMPENSATION
§ 11.1 For the Architect’s Basic Services described under Article 3, the Owner shall compensate the Architect as
follows:
(Insert amount of, or basis for, compensation.)
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The Architect agrees to provide services for a Stipulated Sum of $ cost of basic fees and expanded services plus
itemized reimbursable expenses. The University agrees to pay the Architect in installments based upon progress as
follows:
Basic Services
% of Fee
Program Refinement
Schematic Design
Design Development
Construction Documents
Bidding Phase
Construction Administration Phase
%
%
%
%
%
%
Cost
$
$
$
$
$
$
Total, Basic Services
$
Expanded Services
Expanded Services
$
$
Reimbursable Expenses
$
Total, Basic and Expanded Services plus Reimbursable
Expenses
$
§ 11.2 For Additional Services designated in Section 4.1, the Owner shall compensate the Architect as follows:
(Insert amount of, or basis for, compensation. If necessary, list specific services to which particular methods of
compensation apply.)
§ 11.3 For Additional Services that may arise during the course of the Project, including those under Section 4.3, the
Owner shall compensate the Architect as follows:
(Insert amount of, or basis for, compensation.)
§ 11.4 Compensation for Additional Services of the Architect’s consultants when not included in Section 11.2 or
11.3, shall be the amount invoiced to the Architect plus ten percent
( 10% ), or as otherwise stated below:
§ 11.5 [Intentionally Omitted]
(Table deleted)
§ 11.6 When compensation is based on a percentage of the Cost of the Work and any portions of the Project are
deleted or otherwise not constructed, compensation for those portions of the Project shall be payable to the extent
services are performed on those portions, in accordance with the schedule set forth in Section 11.10.3 based on (1)
the lowest bona fide bid or negotiated proposal, or (2) if no such bid or proposal is received, the most recent estimate
of the Cost of the Work for such portions of the Project. The Architect shall be entitled to compensation in
accordance with this Agreement for all services performed whether or not the Construction Phase is commenced.
§ 11.7 The hourly billing rates for services of the Architect and the Architect’s consultants, if any, are set forth
below. The rates shall be adjusted in accordance with the Architect’s and Architect’s consultants’ normal review
practices.
(If applicable, attach an exhibit of hourly billing rates or insert them below.)
Employee or Category
Rate
§ 11.8 COMPENSATION FOR REIMBURSABLE EXPENSES
§ 11.8.1 Reimbursable Expenses are in addition to compensation for Basic and Additional Services and include
expenses incurred by the Architect and the Architect’s consultants directly related to the Project, as follows:
.1
Authorized out-of-town travel and subsistence;
.2
Project Web sites, and extranets;
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.3
.4
.5
.6
.7
.8
.9
.10
.11
Fees paid for securing approval of authorities having jurisdiction over the Project;
Printing, reproductions, plots, standard form documents;
Expedited delivery services (i.e. Fedex or Courier services);
Expense of overtime work requiring higher than regular rates, if authorized in advance by the Owner;
Renderings, models, mock-ups, professional photography, and presentation materials requested by
the Owner and not included in any Basic, Additional or Expanded Fee including in this Agreement;
[Intentionally Omitted]
All taxes levied on professional services and on reimbursable expenses;
Site office expenses.
[Intentionally Omitted]
§ 11.8.2 For Reimbursable Expenses the compensation shall be the expenses incurred by the Architect and the
Architect’s consultants plus zero percent ( 0% ) of the expenses incurred.
§ 11.9 COMPENSATION FOR USE OF ARCHITECT’S INSTRUMENTS OF SERVICE
If the Owner terminates the Architect for its convenience under Section 9.5, or the Architect terminates this
Agreement under Section 9.3, the Owner’s payment to the Architect for services provided by the Architect up to the
date of termination shall grant the Owner per Article 7 from the Architect, and its consultants, a nonexclusive
license to use the Architect’s Instruments of Service solely and exclusively for purposes of constructing, using,
maintaining, altering and adding to the Project.
§ 11.10 PAYMENTS TO THE ARCHITECT
§ 11.10.1 [Intentionally Omitted
§ 11.10.2 Unless otherwise agreed, payments for services shall be made monthly in proportion to services performed.
Payments are due and payable within 30 days of receipt of an accurate and approved Architect’s invoice.
Interest on any amounts due from Owner to Architect, or from Architect to Owner, as the case may be, shall bear
interest from the date due until paid at a rate equal to the lesser of (i) six percent (6%) per annum, (ii) that
fluctuating rate of interest announced from time to time by the Bank of America National Trust and Savings
Association as its prime or reference commercial lending rate of interest (or in the event such bank is no longer
announcing such rate, by such other federally regulated banking institution of comparable stature as Owner shall
determine) or (iii) the maximum interest rate permitted by law.
per annum
§ 11.10.3 The Owner shall not withhold amounts from the Architect’s compensation to impose a penalty or
liquidated damages on the Architect.
Notwithstanding anything contained in this Agreement to the contrary, Owner shall not be obligated to make any
payment (whether a monthly payment or Final Payment) to the Architect hereunder after notification in writing to
the Architect, within 30 days of receipt of the Owner’s receipt of the Architect’s approved invoice, of the existence
of any one or more of the following conditions and the failure of the Architect to cure such condition(s) within 14
days of such notification: (1) Architect is in default of any of its material obligations hereunder or otherwise in
default under this Agreement; (2) any part of such payment attributable to services which are not performed in
accordance with this Agreement; (3) Architect has failed to make payment promptly to consultants or other third
parties used in connection with the services for which Owner has made payment to the Architect; Architect agrees or
has been found liable for the amounts in a binding dispute resolution proceeding; or (5) Owner, in its good faith
judgment, reasonably determines that the portion of the compensation then remaining unpaid for a particular phase
of the services of the Architect shall not be sufficient to complete the phase in accordance with the Agreement. No
additional payments will be due Architect hereunder unless and until Architect, at its sole cost, performs a sufficient
portion of the services so that such portion of the compensation then remaining unpaid is reasonably determined by
Owner to be sufficient to so complete the services. All amounts not in dispute shall be timely paid to Architect per
11.10.2 herein. If Owner fails to timely dispute any invoice per the terms herein, then the invoices shall be timely
paid in full.
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Architect shall present each month a statement of Additional Services and Reimbursable Expenses incurred for the
preceding month based upon Owner approval for Additional Services. Architect expressly waives any right to
payment for Additional services which are not billed by Final Completion Date. Unless otherwise expressly
authorized by Owner, all monthly bills for Basic Services, Reimbursable Expenses and Additional Services shall be
delivered to the Owner in a consolidated itemized statement.
§ 11.10.4 Records of Reimbursable Expenses, expenses pertaining to Additional Services, and services performed on
the basis of hourly rates shall be available to the Owner at mutually convenient times.
ARTICLE 12 SPECIAL TERMS AND CONDITIONS
Special terms and conditions that modify this Agreement are as follows:
§ 12.1 WAIVERS OF SUBROGATION
Subrogation must be waived against the Board of Regents of the Nevada System of Higher Education on behalf of
UNLV.
ARTICLE 13 SCOPE OF THE AGREEMENT
§ 13.1 This Agreement represents the entire and integrated agreement between the Owner and the Architect and
supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be
amended only by written instrument signed by both Owner and Architect.
§ 13.2 This Agreement is comprised of the following documents listed below:
.1
AIA Document B101™–2007 as modified, Standard Form Agreement Between Owner and Architect
.2
[Intentionally Omitted]
.3
Other documents:
(List other documents, if any, including Exhibit A, Initial Information, and additional scopes of
service, if a, forming part of the Agreement.)
AIA Document B101™–2007, Exhibit A, as modified,
UNLV Design, Construction and Sustainability Standards
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IN WITNESS WHEREOF, the parties hereto have caused this instrument to be duly executed the day and year first
above written.
(1) CONTRACTOR
DATE APPROVED:______________________________
(2) OWNER - BOARD OF REGENTS OF THE
NEVADA SYSTEM OF HIGHER
EDUCATION ON BEHALF OF THE
UNIVERSITY OF NEVADA, LAS VEGAS
DATE RECOMMENDED:__________________________
(Signature)
(Signature)
David S. Frommer, AIA
Executive Director of Planning and Construction
(Printed name and title)
(3) OWNER - BOARD OF REGENTS OF THE
NEVADA SYSTEM OF HIGHER EDUCATION
ON BEHALF OF THE UNIVERSITY OF NEVADA,
LAS VEGAS
DATE RECOMMENDED:_________________________
(Signature)
Gerry J. Bomotti
Senior Vice President of Finance and Business
(4) OWNER – BOARD OF REGENTS OF THE
NEVADA SYSTEM OF HIGHER
EDUCATION ON BEHALF OF THE
UNIVERSITY OF NEVADA, LAS VEGAS
DATE RECOMMENDED: _________________________
______________________________________________
(Signature)
Neal J. Smatresk
President
(5) OWNER –
NEVADA SYSTEM OF HIGHER EDUCATION
DATE APPROVED: _____________________________
______________________________________________
(Signature)
Daniel J. Klaich
Chancellor, Nevada System of Higher Education
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AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The American Institute of Architects. All rights
®
reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of
®
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Additions and Deletions Report for
®
TM
AIA Document B101
– 2007
This Additions and Deletions Report, as defined on page 1 of the associated document, reproduces below all text the author has
added to the standard form AIA document in order to complete it, as well as any text the author may have added to or deleted from
the original AIA text. Added text is shown underlined. Deleted text is indicated with a horizontal line through the original AIA text.
Note: This Additions and Deletions Report is provided for information purposes only and is not incorporated into or constitute any
part of the associated AIA document. This Additions and Deletions Report and its associated document were generated
simultaneously by AIA software at 10:01:33 on 11/02/2010.
PAGE 1
(In words, indicate day, month and year.)year)
…
(Name, legal status, address and other information)
The Board of Regents of the Nevada System of Higher Education on behalf of the University of Nevada, Las Vegas
4505 South Maryland Parkway
Box _______
Las Vegas, Nevada 89154-_______
…
(Name, legal status, address address, FTIN and other information)
…
AIA Form Docs
n/a
N/A
PAGE 3
§ 2.2 The Architect shall perform its services consistent with the professional skill and care ordinarily provided by
architects practicing in the same or similar locality under the same or similar circumstances. The Architect shall
perform its services as expeditiously as is consistent with such professional skill and care and the orderly progress of
the Project. With reference to the Project, Architect agrees with Owner as follows: (a) in the performance of services
Architect shall utilize Architect’s professional efforts, skill, judgment and abilities in accordance with the common
law standard of care for Architects and in a manner which is consistent with locally accepted standards for
professional skill and care; (b) Architect shall perform services with respect to the Project in compliance, to the best
of Architect’s knowledge, information and belief, with applicable laws, regulations, codes and order of
governmental bodies having jurisdiction; (c) Architect shall specify usage of only suitable materials for the Project;
and (d) the Project, if built in compliance with the design and Construction Drawings, will comply, to the best of
Architect’s knowledge, information and belief with applicable laws, regulations, codes, ordinances and orders of
governmental bodies. The Architect represents to the Owner that the Architect is financially solvent and possesses
sufficient license, authority and personnel to complete the services required hereunder. Architect will correct those
services not performed consistent with the foregoing standards without any additional compensation of any sort.
Architect has submitted prior to entering into this Agreement a Project organization chart setting out Architect’s
personnel, and their responsibilities in connection with this Project, which Architect proposes to use in connection
with the performance of its services on this Project. If, at any time after entering into this Agreement, Owner has
any reasonable objection to any personnel or consultant employed by Architect proposes to use in connection with
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
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this Project, Architect shall promptly propose substitutes to whom the Owner has no reasonable objection.
§ 2.3 The Architect shall identify a representative authorized to act on behalf of the Architect with respect to the
Project. Owner shall have the right to rely on all communications of such representative without any further inquiry
or investigation by Owner.
…
§ 2.5 The Architect shall maintain the following insurance for the duration of this Agreement. If any of the
requirements set forth below exceed the types and limits the Architect normally maintains, the Owner shall
reimburse the Architect for any additional cost:Architect shall provide the following insurance as part of the Basic
Services Fee.
(Identify types and limits of insurance coverage, and other insurance requirements applicable to the Agreement, if
any.)
.1
General Liability
.2
Automobile Liability
.3
Workers’ Compensation
.4
Professional Liability
§ 2.6 INSURANCE
§ 2.6.1 The Architect shall provide and maintain, or cause to be provided and maintained in the case of
subconsultants to the Architect, insurance acceptable to the Owner based on the structure, contracting relationship
and scope/risk assignment of the Architect and its Consultants and Licensed/Professional Design Subcontractors.
All such insurance shall be in compliance with the terms and conditions of this Agreement.
The Architect and its Consultants and Licensed/Professional Design Subcontractors shall procure and maintain
the following insurance at their respective own and sole expense:
1.
2.
3.
4.
5.
Commercial General liability insurance in the amount of $1,000,000 per occurrence and $2,000,000 annual
aggregate. Coverage shall be at least as broad as Insurance Services Office (ISO) form CG 00 01 10 01 and
shall cover liability arising from premises, operations, independent contractors, completed operations,
personal injury, products, and liability assumed under contract.
Automobile liability insurance in the amount of $1,000,000 Combined Single Limit per occurrence.
Coverage shall include owned, non-owned, and hired vehicles and be written on ISO form CA 00 01 10 01
or a substitute providing equal or broader liability coverage.
Employers Liability Limits shall be at least $100,000 per occurrence and for occupational disease.
Workers’ Compensation is required by law for anyone with employees. Sole proprietors and corporate
officers can waive coverage with mandatory affidavit available from the Owner. All contractors providing
services shall provide proof of Workers’ Compensation insurance as required by NRS 616B.627 or proof
that compliance with the provisions of Nevada Revised Statutes, Chapter 616A-D and all other related
chapters, is not required.
Professional Liability in the amount of $1,000,000 per claim and $3,000,000 aggregate minimum.
In addition to Professional Liability Insurance specified in 2.6.1.4, for construction cost between
$1,000,000 and $9,999,999, limit of liability shall be $3,000,000 project specific/dedicated limit per
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
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claim/aggregate. For construction cost over $10,000,000, limit of liability shall be $5,000,000 project
specific/dedicated limit per claim/aggregate.
a. Retroactive date must be prior to commencement of the performance of this agreement.
b. The discovery period is to be three (3) years after termination date of contract. A thirty six month
(36) Supplemental Extended Reporting Period must be endorsed to the insurance policy.
c. The Board of Regents on behalf of UNLV shall not be added as an additional insured on
contractor’s professional insurance policies.
§ 2.6.2 Parties contracting directly with the Owner must have their policy endorsed to reflect that their insurance
coverage is primary over any other applicable insurance coverage available.
§ 2.6.3 The Board of Regents of the Nevada System of Higher Education shall be named as additional insured
on the Commercial General Liability, and Excess/Umbrella policy with the exception of Professional Liability
Insurance by Insurance Services Office (ISO) standard endorsement CG 20 26 07 04 entitled ADDITIONAL
INSURED-DESIGNATED PERSON OR ORGANIZATION.
§ 2.6.4 Loss Payee: The Board of Regents of the Nevada System of Higher Education on behalf of UNLV shall
be named as loss payee as respects their interest in any property that the Architect has an obligation to insure on
behalf of the Board of Regents of the Nevada System of Higher Education on behalf of UNLV.
§ 2.6.5 Policy Cancellation Endorsement: Except for ten (10) days notice for non-payment of premium, each
insurance policy shall be endorsed to specify that, without sixty (60) days prior written notice to UNLV, the
policy shall not be canceled, non-renewed, or coverage and/or limits reduced or materially altered. The
endorsement shall also provide that notices required by this paragraph be sent by certified mail to the Owner
and their Risk Management and Safety Department. A copy of this signed endorsement must be attached to the
Certificate of Insurance.
§ 2.6.6 Each insurance policy shall be:
.1: Issued by insurance companies authorized to do business in the State of Nevada or eligible surplus lines
insurers acceptable to the State and having agents in Nevada upon whom service of process may be made,
and
.2: Currently rated by A.M. Best as A - lX or better.
.3: Until such time as the insurance is no longer required by the Board of Regents of the Nevada System of
Higher Education on behalf of UNLV, contractors shall provide the Owner with renewal or replacement
evidence of insurance no less than thirty (30) days before the expiration or replacement of the required
insurance. If at any time during the period when insurance is required by the contract, an insurer or surety
shall fail to comply with the requirements of this contract, as soon as contractor has knowledge of any such
failure, contractor shall immediately notify the Owner and immediately replace such insurance or bond
with insurance or bond meeting the contract requirements.
§ 2.6.7 Evidence of Insurance: Prior to the start of any work the architect must provide the following documents to
the Owner:
.1 Certificate of Insurance: The Accord 25 Certification of Insurance form or a form substantially similar
must be submitted to UNLV to evidence the insurance policies and coverage required of contractor.
.2 Additional Insured Endorsements: Original Additional Insured Endorsement(s) signed by an authorized
insurance company representative(s).
.3 Policy Cancellation Endorsement.
.4 Waiver of Subrogation Endorsement.
.5 Endorsement reflecting the contractor’s insurance is primary over any other applicable insurance.
.6 Loss Payee Endorsement.
§ 2.6.8 Insurance maintained by Architects shall apply on a first dollar basis without application of a deductible or
self-insured retention, which shall not exceed $5,000.00 per occurrence unless otherwise specifically agreed to by
the Owner. Such approval shall not relieve Architect’s from the obligation to pay any deductible or self-insured
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
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retention.
§ 2.6.9 Any insurance or self-insurance available to the Board of Regents of the Nevada System of Higher Education
on behalf of UNLV shall be in excess of and non-contributing with any insurance required.
§2.6.10 The insurance as specified shall not be cancelled, non-renewed, or coverage and/or limits reduced or
materially altered, and shall provide that notices required by this paragraph shall be sent by certified mail to the
Owner. A copy of this signed endorsement must be attached to the certificate of insurance.
§2.6.11 The Architect and it’s Consultants shall make available to the Owner, upon request by the Owner, at
Architect’s expense a copy of each policy and/or loss history related to insurance coverage required by Article 2.
Each policy shall contain all generally applicable conditions, definitions, exclusions and endorsements related to this
Project.
§ 3.1 The Architect’s Basic Services consist of those described in Article 3 and include usual and customary
structural, mechanical, and electrical engineering services. Services not set forth in this Article 3 are Additional
Services.services in the following disciplines: civil engineering, structural engineering, mechanical/plumbing
engineering, electrical engineering, landscape architecture and design; architectural interior design, low voltage
lighting design, audio-visual systems design, detailed cost estimating, "as-constructed" record drawings,
telecommunications/data design and sustainable design. Services not set forth in Article 3 are Additional Services.
Architect shall be responsible for the coordination of drawings and technical documents relating to Architect’s
design and used on the Project regardless of whether prepared by Architect or Architect’s consultants. Architect
shall be responsible for the completeness and accuracy of all Drawings and Specifications prepared by Architect and
for compliance with applicable codes, ordinances, regulations, laws and statutes.
Owner shall have the right to disapprove any portion of the Architect’s services on the Project, including but not
limited to, Schematic Design Phase, Design Development Phase, Construction Documents Phase, and any other
design services or documents, on any reasonable basis, including, but not limited to, aesthetic, or because, in
Owner’s opinion, the cost of construction of such design is likely to render the Project infeasible. In the event that
any phase of the Architect’s services is not approved by Owner, the Architect shall proceed, when requested by
Owner in writing, with revisions to the design services or documents prepared for the phase to satisfy Owner’s
objections. These revisions will be made without adjustment to the compensation provided for hereunder unless
revisions are made to drawings previously approved, in which case, such revision services shall be paid as additional
services. Should there be substantial revisions to the original program after approval of Schematic Design Phase
Drawings which materially increases or decreases the scope of the design services to be furnished hereunder,
Architect shall so notify the Owner in writing and receive approval from Owner before proceeding with revisions
necessitated by such changes.
PAGE 6
§ 3.1.4 The Architect shall not be responsible for an Owner’s directive or substitution made without the Architect’s
approval.agreement and which agreement shall not be unreasonably withheld.
§ 3.1.5 The Architect and its Consultants shall, at appropriate times, contact the governmental authorities required to
approve the Construction Documents and the entities providing utility services to the Project. In designing the
Project, the Architect shall respond to applicable design requirements imposed by such governmental authorities and
by such entities providing utility services. Architect and its Consultants shall coordinate all interactions with
governmental authorities and by such entities providing utility services with the Owner.
§ 3.1.6 The Architect shall assist the Owner in connection with the Owner’s responsibility for filing documents
required for the approval of governmental authorities having jurisdiction over the Project. Architect shall make
presentations to explain the design of the Project to such parties as reasonably requested by Owner.
§ 3.1.7 The Architect shall comply with all project planning, design, sustainability, operations and procedures
standards of the Owner, and will not deviate from these standards unless agreed upon in writing by the Owner in
accordance with Owner’s Standards.
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
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…
§ 3.2.2 The Architect shall prepare a preliminary evaluation per the Owner’s Standards of the Owner’s program,
schedule, budget for the Cost of the Work, Project site, and the proposed procurement or delivery method and other
Initial Information, each in terms of the other, to ascertain the requirements of the Project. The Architect shall notify
the Owner of (1) any inconsistencies discovered in the information, and (2) other information or consulting services
that may be reasonably needed for the Project.
§ 3.2.3 The Architect shall present its preliminary evaluation to the Owner and shall discuss with the Owner
alternative approaches to design and construction of the Project, including the feasibility of incorporating
environmentally responsible design approaches. sustainable/environmentally responsible design approaches per the
Owner’s Standards. The Architect shall reach an understanding with the Owner regarding the requirements of the
Project.
§ 3.2.4 Based on the Project’s requirements agreed upon with the Owner, the Architect shall prepare and present for
the Owner’s approval a preliminary design illustrating the scale and relationship of the Project components.
Preliminary Design documents, services, materials and deliverables shall meet the requirements of the Owner’s
Standards.
…
Schematic Design documents, services, materials and deliverables shall meet the requirements of the Owner’s
Standards.
§ 3.2.5.1 The Architect shall consider environmentally responsible design alternatives, such as material choices and
building orientation, together with other considerations based on program and aesthetics, in developing a design that
is consistent with the Owner’s program, schedule and budget for the Cost of the Work. The Owner may obtain other
environmentally responsible design services under Article 4.responsible/sustainable design services not included in
the Basic Services of this Agreement.
§ 3.2.5.2 The Architect shall consider the value of alternative materials, building systems and equipment, together
with other considerations based on program and aesthetics, aesthetics in developing a design for the Project that is
consistent with the Owner’s program, schedule and budget for the Cost of the Work.
§ 3.2.6 The Architect shall submit to the Owner an estimate of the Cost of the Work prepared in accordance with
Section 6.3. This estimate shall be prepared by an independent third-party cost estimator determined by the
Architect, with Owner’s consent, and shall be a part of the Basic Services of this Agreement.
PAGE 7
§ 3.3.1 Based on the Owner’s approval of the Schematic Design Documents, and on the Owner’s authorization of
any adjustments in the Project requirements and the budget for the Cost of the Work, the Architect shall prepare
Design Development Documents for the Owner’s approval. The Design Development Documents shall illustrate and
describe the development of the approved Schematic Design Documents and shall consist of drawings and other
documents including plans, sections, elevations, typical construction details, and diagrammatic layouts of building
systems to fix and describe the size and character of the Project as to architectural, structural, mechanical and
electrical systems, and such other elements as may be appropriate. The Design Development Documents shall also
include outline specifications that identify major materials and systems and establish in general their quality levels.
Design Development documents, services, materials and deliverables shall meet the requirements of the Owner’s
Standards.
…
§ 3.4.4 The Architect shall update the estimate for the Cost of the Work. This estimate shall be prepared by an
independent third-party cost estimator determined by the Architect, with Owner’s consent, and shall be a part of the
Basic Services of this Agreement. Unless agreed to by the Owner and the Architect, the cost estimator shall be the
same estimator who prepared the estimate for the Cost of the Work Schematic Design.
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
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5
PAGE 8
§ 3.5.3 NEGOTIATED PROPOSALS[Intentionally Omitted]
§ 3.5.3.1 Proposal Documents shall consist of proposal requirements and proposed Contract
Documents.[Intentionally Omitted]
§ 3.5.3.2 The Architect shall assist the Owner in obtaining proposals by
.1
procuring the reproduction of Proposal Documents for distribution to prospective contractors, and
requesting their return upon completion of the negotiation process;
.2
organizing and participating in selection interviews with prospective contractors; and
.3
participating in negotiations with prospective contractors, and subsequently preparing a summary report of
the negotiation results, as directed by the Owner.[Intentionally Omitted]
…
§ 3.6.1.1 The Architect shall provide administration of the Contract between the Owner and the Contractor as set
forth below and in AIA Document A201™–2007, as modified, General Conditions of the Contract for Construction.
If the Owner and Contractor modify AIA Document A201–2007, those modifications shall not affect the Architect’s
services under this Agreement unless the Owner and the Architect amend this Agreement.Architect represents that it
has reviewed such AIA Document A201™–2007, General Conditions of the Contract for Construction, as modified,
and agrees to perform all of Architect’s obligations and duties required of the Architect relative to that document.
…
§ 3.6.1.3 Subject to Section 4.3, the Architect’s responsibility to provide Construction Phase Services commences
with the award of the Contract for Construction and terminates on the date the Architect issues the final Certificate
for Payment. The Architect shall provide warranty walk services as a part of the Basic Services of this Agreement.
…
§ 3.6.2.1 The Architect and its consultants, as appropriate to the construction work being performed as applicable to
the consultants scope of services, shall visit the site at intervals appropriate to the stage of construction, weekly
minimum, or as otherwise required in Section 4.3.3, to become generally familiar with the progress and quality of
the portion of the Work completed, and to determine, in general, if the Work observed is being performed in a
manner indicating that the Work, when fully completed, will be in accordance with the Contract Documents.
However, the Architect shall not be required to make exhaustive or continuous on-site inspections to check the
quality or quantity of the Work. On the basis of the site visits, the Architect shall keep the Owner reasonably
informed about the progress and quality of the portion of the Work completed, and report to the Owner (1) known
deviations from the Contract Documents and from the most recent construction schedule submitted by the
Contractor, and (2) defects and deficiencies observed in the Work.
§ 3.6.2.2 The Architect Architect, with the Owner’s consent, has the authority to reject Work that does not conform
to the Contract Documents. Whenever the Architect considers it necessary or advisable, the Architect Architect,
with the Owner’s consent, shall have the authority to require inspection or testing of the Work in accordance with
the provisions of the Contract Documents, whether or not such Work is fabricated, installed or completed. However,
neither this authority of the Architect nor a decision made in good faith either to exercise or not to exercise such
authority shall give rise to a duty or responsibility of the Architect to the Contractor, Subcontractors, material and
equipment suppliers, their agents or employees or other persons or entities performing portions of the Work.
§ 3.6.2.3 The Architect shall interpret and decide matters concerning performance under, and requirements of, the
Contract Documents on written request of either the Owner or Contractor. The Architect’s response to such requests
shall be made in writing within any time limits agreed upon or otherwise with reasonable promptness.with
reasonable promptness, not to exceed 14 days.
PAGE 9
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
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§ 3.6.2.5 Unless the Owner and Contractor designate another person to serve as an Initial Decision Maker, as that
term is defined in AIA Document A201–2007, A201–2007 as modified, the Architect shall render initial decisions
on Claims between the Owner and Contractor as provided in the Contract Documents.
…
§ 3.6.3.1 The Architect shall review and certify the amounts due the Contractor and shall issue certificates in such
amounts. amounts within 14 days of Contractor’s application for payment. The Architect’s certification for payment
shall constitute a representation to the Owner, based on the Architect’s evaluation of the Work as provided in
Section 3.6.2 and on the data comprising the Contractor’s Application for Payment, that, to the best of the
Architect’s knowledge, information and belief, the Work has progressed to the point indicated and that the quality of
the Work is in accordance with the Contract Documents. The foregoing representations are subject (1) to an
evaluation of the Work for conformance with the Contract Documents upon Substantial Completion, (2) to results of
subsequent tests and inspections, (3) to correction of minor deviations from the Contract Documents prior to
completion, and (4) to specific qualifications expressed by the Architect.
§ 3.6.3.2 The issuance of a Certificate for Payment shall not be a representation that the Architect has (1) made
exhaustive or continuous on-site inspections to check the quality or quantity of the Work, (2) reviewed construction
means, methods, techniques, sequences or procedures, (3) reviewed copies of requisitions received from
Subcontractors and material suppliers and other data requested by the Owner to substantiate the Contractor’s right to
payment, or (4) ascertained how or for what purpose the Contractor has used money previously paid on account of
the Contract Sum. The Architect’s certification for payment constitutes a recommendation to Owner and is not
legally binding on Owner.
…
§ 3.6.4.1 The Architect shall review the Contractor’s submittal schedule and shall not unreasonably delay or withhold
approval. Approval or comments by the Architect shall be made with reasonable promptness, not to exceed 14 days.
The Architect’s action in reviewing submittals shall be taken in accordance with the approved submittal schedule or,
in the absence of an approved submittal schedule, with reasonable promptness while allowing sufficient time in the
Architect’s professional judgment to permit adequate review.
§ 3.6.4.2 In accordance with the Architect-approved submittal schedule, the Architect shall review and approve or
take other appropriate action upon the Contractor’s submittals such as Shop Drawings, Product Data and Samples,
but only for the limited purpose of checking for conformance with information given and the design concept
expressed in the Contract Documents. Architect shall be responsible for determining what aspects of the Work shall
be the subject of shop drawings and submittals. Review of such submittals is not for the purpose of determining the
accuracy and completeness of other information such as dimensions, quantities, and installation or performance of
equipment or systems, which are the Contractor’s responsibility. The Architect’s review shall not constitute
approval of safety precautions or, unless otherwise specifically stated by the Architect, of any construction means,
methods, techniques, sequences or procedures. The Architect’s approval of a specific item shall not indicate
approval of an assembly of which the item is a component.
§ 3.6.4.3 If the Contract Documents specifically require the Contractor to provide professional design services or
certifications by a design professional related to systems, materials or equipment, the Architect shall specify the
appropriate performance and design criteria that such services must satisfy. The Architect shall review Shop
Drawings shop drawings and other submittals related to the Work designed or certified by the design professional
retained by the Contractor that bear such professional’s seal and signature when submitted to the Architect. The
Architect shall be entitled to rely upon the adequacy, accuracy and completeness of the services, certifications and
approvals performed or provided by such design professionals. professionals unless Architect knows that such
certifications or approvals are not correct.
§ 3.6.4.4 Subject to the provisions of Section 4.3, the Architect shall review and respond to requests for information
about the Contract Documents. The Architect shall set forth in the Contract Documents the requirements for requests
for information. Requests for information shall include, at a minimum, a detailed written statement that indicates the
specific Drawings or Specifications in need of clarification and the nature of the clarification requested. The
Architect’s response to such requests shall be made in writing within any time limits agreed upon, or otherwise with
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
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User Notes:
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reasonable promptness. with reasonable promptness, not to exceed 14 days. If appropriate, the Architect shall
prepare and issue supplemental Drawings and Specifications in response to requests for information.
PAGE 10
§ 3.6.5.1 The Architect Architect, with Owner consent, may authorize minor changes in the Work that are consistent
with the intent of the Contract Documents and do not involve an adjustment in the Contract Sum or an extension of
the Contract Time. Subject to the provisions of Section 4.3, the Architect shall prepare Change Orders and
Construction Change Directives for the Owner’s approval and execution in accordance with the Contract
Documents.
The Architect shall review properly prepared, timely requests by the Owner or Contractor for changes in the Work,
including adjustments to the Contract Sum or Contract Time. A properly prepared request for a change in the Work
shall be accompanied by sufficient supporting data and information to permit the Architect to make a reasonable
determination without extensive investigation or preparation of additional drawings or specifications. If the
Architect determines that requested changes in the Work are not materially different from the requirements of the
Contract Documents, the Architect may issue an order for a minor change in the Work or recommend to the Owner
that the requested change be denied.
If the Architect determines that implementation of the requested changes would result in a material change to the
Contract that may cause an adjustment in the Contract Time or Contract Sum, the Architect shall make a
recommendation to the Owner, who may authorize further investigation of such change. Upon such authorization,
and based upon information furnished by the Contractor, if any, the Architect shall estimate the additional cost and
time that might result from such change and provide to Owner for review.
With the Owner’s approval, the Architect shall incorporate any estimates for changes in the Work by the Contractor
into a Change Order or other appropriate documentation for the Owner’s execution or negotiation with the
Contractor.
PAGE 11
§ 3.6.6.1 The Architect shall conduct inspections to determine the date or dates of Substantial Completion (with
necessary punchlists prior to or as a part of Substantial Completion) and the date of final completion; issue
Certificates of Substantial Completion; receive from the Contractor and forward to the Owner, for the Owner’s
review and records, written warranties and related documents required by the Contract Documents and assembled by
the Contractor; and issue a final Certificate for Payment based upon a final inspection indicating the Work complies
with the requirements of the Contract Documents.
…
§ 3.6.6.5 Upon request of the Owner, and Three months prior to the expiration of one year from the date of
Substantial Completion, the Architect shall, without additional compensation, conduct a meeting with the Owner to
review the facility operations and performance.performance (9 month walk).
…
§ 4.1 Additional Services listed below are not included in Basic Services Services, unless specified, but may be
required for the Project. The Architect shall provide the listed Additional Services only if specifically designated in
the table below as the Architect’s responsibility, and the Owner shall compensate the Architect as provided in
Section 11.2. If the service is specified below as a Basic Service, the Architect shall include services in the Basic
Services fee, inclusive of all consultants and other vendors necessary to provide the Basic Service as specified.
…
§ 4.1.7
§ 4.1.8
§ 4.1.9
Civil engineering
Landscape design
Architectural Interior Design (B252™–2007)
Basic Service
Basic Service
Basic Service
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
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…
§ 4.1.11
Detailed cost estimating
Basic Service
…
§ 4.1.14
As-Designed Record As-designed record
drawings
§ 4.1.15
As-Constructed Record As-constructed record
drawings
Basic Service
PAGE 2
§ 4.1.20
Telecommunications/data design
Basic Service
…
§ 4.1.27
Furniture, Furnishings, Finishings, and
Equipment Design (B253™–2007)
Sustainable Design in coordination with
Owner’s Standards and Policies
§ 4.1.28
Basic Service
§ 4.1.29
Low Voltage Lighting Design
Basic Service
§ 4.1.29
Audio-Visual Systems Design
Basic Service
§ 4.1.31
Preparation for, and attendance at, a public
presentation, meeting or hearing, as required
by the project
Basic Service
…
.1
.2
Services necessitated by a change in the Initial Information, previous instructions or approvals given
by the Owner, or a material change in the Project including, but not limited to, size, quality,
complexity, the Owner’s schedule or budget for Cost of the Work, or procurement or delivery
method; Project;
Services necessitated by the Owner’s request for extensive environmentally responsible design
alternatives, such as unique system designs, in-depth material research, energy modeling, or LEED®
certification;certification outside of Sustainable Design in coordination with Owner’s Standards and
Policies;
…
.5
Preparing digital data for transmission to the Owner’s consultants and contractors, or to other Owner
authorized recipients; [Intentionally Omitted]
.7
Preparation for, and attendance at, a public presentation, meeting or hearing;[Intentionally Omitted]
.1
Reviewing Excessive reviewing of a Contractor’s submittal out of sequence from the submittal
schedule agreed to by the Architect;
…
PAGE 3
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
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9
.2
.3
Responding to the excessive Contractor’s requests for information that are not prepared in accordance
with the Contract Documents or where such information is available to the Contractor from a careful
study and comparison of the Contract Documents, field conditions, other Owner-provided
information, Contractor-prepared coordination drawings, or prior Project correspondence or
documentation;
Preparing Change Orders and Construction Change Directives that require evaluation of Contractor’s
proposals and supporting data, or the preparation or revision of Instruments of Service;[Intentionally
Omitted]
…
.5
.6
Evaluating substitutions proposed by the Owner or Contractor and making subsequent revisions to
Instruments of Service resulting therefrom; or[Intentionally Omitted]
To the extent the Architect’s Basic Services are affected, providing Construction Phase Services 60
120 days after (1) the date of Substantial Completion of the Work or (2) the anticipated date of
Substantial Completion identified in Initial Information, whichever is earlier.earlier, outside of
addressing issues relative to the Architect’s scope of services in terms of scope, delivered item, or
non-compliance, non-performance or late delivery of the Work based on Architect’s services. This
period shall also exclude the 9 month walk or any warranty walk services.
…
§ 5.1 Unless otherwise provided for under this Agreement, the Owner shall provide information in a timely manner
regarding requirements for and limitations on the Project, including a written program which shall set forth the
Owner’s objectives, schedule, constraints and criteria, including space requirements and relationships, flexibility,
expandability, special equipment, systems and site requirements. Within 15 days after receipt of a written request
from the Architect, the Owner shall furnish the requested information as necessary and relevant for the Architect to
evaluate, give notice of or enforce lien rights. to the Architect.
§ 5.2 The Owner shall establish and periodically update the Owner’s budget for the Project, including (1) the budget
for the Cost of the Work as defined in Section 6.1; (2) the Owner’s other costs; and, (3) reasonable contingencies
related to all of these costs. Architect shall assist Owner in such updates to ascertain that costs are in line with the
Budget. If the Owner significantly increases or decreases the Owner’s budget for the Cost of the Work, the Owner
shall notify the Architect. The Owner and the Architect shall thereafter agree to a corresponding change in the
Project’s scope and quality. The Architect will not reasonably withhold agreement.
§ 5.3 The Owner shall identify a representative authorized to act on the Owner’s behalf with respect to the Project.
The Owner shall render decisions and approve the Architect’s submittals in a timely manner in order to avoid
unreasonable delay in the orderly and sequential progress of the Architect’s services.designate in writing a
representative authorized (the Owner’s Project Manager) to whom all matters requiring the Owner’s approval or
authorization shall be submitted. This representative shall convey such matters to Owner’s officers and/or
governing bodies, as appropriate.
PAGE 4
§ 5.5 The Owner shall furnish services of geotechnical engineers, which may include but are not limited to test
borings, test pits, determinations of soil bearing values, percolation tests, evaluations of hazardous materials, seismic
evaluation, ground corrosion tests and resistivity tests, including necessary operations for anticipating subsoil
conditions, with written reports and appropriate recommendations.
§ 5.5 The Owner shall furnish services of geotechnical engineers, which may include but are not limited to test
borings, test pits, determinations of soil bearing values, percolation tests, evaluations of hazardous materials, seismic
evaluation, ground corrosion tests and resistivity tests, including necessary operations for anticipating subsoil
conditions, with written reports and appropriate recommendations.
§ 5.6 The Owner shall coordinate the services of its own consultants with those services provided by the Architect.
Upon the Architect’s request, the Owner shall furnish copies of the scope of services in the contracts between the
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
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No.7742605561_1 which expires on 04/27/2011, and is not for resale.
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10
Owner and the Owner’s consultants. The Owner shall furnish the services of consultants other than those designated
in this Agreement, or authorize the Architect to furnish them as an Additional Service, when the Architect requests
such services and demonstrates that they are reasonably required by the scope of the Project. The Owner shall
require that its consultants maintain professional liability insurance as appropriate to the services provided.
…
§ 5.9 The Owner shall provide prompt written notice to the Architect if the Owner becomes aware of any fault or
defect in the Project, including errors, omissions or inconsistencies in the Architect’s Instruments of Service. It is
specifically understood that Owner shall have no obligation to investigate for the purpose of becoming aware of any
faults or defects. The duty of the Owner is limited only to such faults or defects that come to the knowledge of
Owner’s representative.
§ 5.10 Except as otherwise provided in this Agreement, or when direct communications have been specially
authorized, authorized or when the Owner determines this is necessary, with the Architect’s agreement, the Owner
shall endeavor to communicate with the Contractor and the Architect’s consultants through the Architect about
matters arising out of or relating to the Contract Documents. The Owner shall promptly notify the Architect of any
direct communications that may affect the Architect’s services.
…
§ 6.1 For purposes of this Agreement, the Cost of the Work shall be the total cost to the Owner to construct all
elements of the Project designed or specified by the Architect and shall include contractors’ general conditions costs,
overhead and profit. The Cost of the Work does not include the compensation of the Architect, the costs of the land,
rights-of-way, financing, contingencies for changes in the Work or other costs that are the responsibility of the
Owner. No other costs shall be included in the Cost of the Work, including without limitation, Owner’s overhead,
land costs, financing costs and marketing costs.
§ 6.2 The Owner’s budget for the Cost of the Work is provided in Initial Information, and may be adjusted
throughout the Project as required under Sections 5.2, 6.4 and 6.5. Evaluations of the Owner’s budget for the Cost of
the Work, the preliminary estimate of the Cost of the Work and updated estimates of the Cost of the Work prepared
by the Architect, represent the Architect’s Architect and it’s consultants, including the approved independent cost
consultant, represent the Architect’s and its consultants judgment as a design professional. It is recognized, however,
that neither the Architect nor the Owner has control over the cost of labor, materials or equipment; the Contractor’s
methods of determining bid prices; or competitive bidding, market or negotiating conditions. Accordingly, the
Architect cannot and does not warrant or represent that bids or negotiated prices will not vary from the Owner’s
budget for the Cost of the Work or from any estimate of the Cost of the Work or evaluation prepared or agreed to by
the Architect.
§ 6.3 In preparing estimates of the Cost of Work, the Architect and it’s consultants, including the approved
independent cost consultant, shall be permitted to include contingencies for design, bidding and price escalation; to
determine what materials, equipment, component systems and types of construction are to be included in the
Contract Documents; to make reasonable adjustments in the program and scope of the Project; and to include in the
Contract Documents Documents, with Owner consent, alternate bids as may be necessary to adjust the estimated
Cost of the Work to meet the Owner’s budget for the Cost of the Work. The Architect’s estimate and it’s
consultants, including the approved independent cost consultant ,estimate of the Cost of the Work shall be based on
current area, volume or similar conceptual estimating techniques. If the Owner requests detailed cost estimating
services, the Architect shall provide such services as an Additional Service under Article 4. Detailed cost estimating
services, shall be provided as a Basic Service of this Agreement.
PAGE 5
§ 7.3 Upon execution of this Agreement, the Architect grants to the Owner a nonexclusive license to use the
Architect’s Instruments of Service solely and exclusively for purposes of constructing, using, maintaining, altering
and adding to the Project, provided that the Owner substantially performs its obligations, including prompt payment
of all sums when due, under this Agreement. Project. The Architect shall obtain similar nonexclusive licenses from
the Architect’s consultants consistent with this Agreement. The license granted under this section permits the Owner
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
(1869050739)
11
to authorize the Contractor, Subcontractors, Sub-subcontractors, and material or equipment suppliers, as well as the
Owner’s consultants and separate contractors, to reproduce applicable portions of the Instruments of Service solely
and exclusively for use in performing services or construction for the Project. If the Architect rightfully terminates
this Agreement for cause as provided in Section 9.4, the license granted in this Section 7.3 shall terminate.Project..
PAGE 6
§ 8.1.2 To the extent damages are covered by property insurance, the Owner and Architect waive all rights against
each other and against the contractors, consultants, agents and employees of the other for damages, except such
rights as they may have to the proceeds of such insurance as set forth in AIA Document A201–2007, A201–2007 as
modified, General Conditions of the Contract for Construction. The Owner or the Architect, as appropriate, shall
require of the contractors, consultants, agents and employees of any of them similar waivers in favor of the other
parties enumerated herein.
§ 8.1.3 The Architect and Owner waive consequential damages for claims, disputes or other matters in question
arising out of or relating to this Agreement. This mutual waiver is applicable, without limitation, to all consequential
damages due to either party’s termination of this Agreement, except as specifically provided in Section
9.7.[Intentionally Omitted
…
§ 8.2.2 The Owner and Architect shall endeavor to resolve claims, disputes and other matters in question between
them by mediation which, unless the parties mutually agree otherwise, shall be administered by the American
Arbitration Association in accordance with its Construction Industry Mediation Procedures in effect on the date of
the Agreement. A request for mediation shall be made in writing, delivered to the other party to the Agreement, and
filed with the person or entity administering the mediation. The request may be made concurrently with the filing of
a complaint or other appropriate demand for binding dispute resolution but, in such event, mediation shall proceed in
advance of binding dispute resolution proceedings, which shall be stayed pending mediation for a period of 60 days
from the date of filing, unless stayed for a longer period by agreement of the parties or court order. If an arbitration
proceeding is stayed pursuant to this section, the parties may nonetheless proceed to the selection of the arbitrator(s)
and agree upon a schedule for later proceedings.
…
[ X ] Litigation in a court of competent jurisdiction
PAGE 7
§ 8.3 ARBITRATION[Intentionally Omitted]
§ 8.3.1 If the parties have selected arbitration as the method for binding dispute resolution in this Agreement,
any claim, dispute or other matter in question arising out of or related to this Agreement subject to, but not
resolved by, mediation shall be subject to arbitration which, unless the parties mutually agree otherwise, shall
be administered by the American Arbitration Association in accordance with its Construction Industry
Arbitration Rules in effect on the date of this Agreement. A demand for arbitration shall be made in writing,
delivered to the other party to this Agreement, and filed with the person or entity administering the
arbitration. [Intentionally Omitted]
§ 8.3.1.1 A demand for arbitration shall be made no earlier than concurrently with the filing of a request for
mediation, but in no event shall it be made after the date when the institution of legal or equitable
proceedings based on the claim, dispute or other matter in question would be barred by the applicable statute
of limitations. For statute of limitations purposes, receipt of a written demand for arbitration by the person
or entity administering the arbitration shall constitute the institution of legal or equitable proceedings based
on the claim, dispute or other matter in question.[Intentionally Omitted]
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
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12
§ 8.3.2 The foregoing agreement to arbitrate and other agreements to arbitrate with an additional person or
entity duly consented to by parties to this Agreement shall be specifically enforceable in accordance with
applicable law in any court having jurisdiction thereof.[Intentionally Omitted]
§ 8.3.3 The award rendered by the arbitrator(s) shall be final, and judgment may be entered upon it in
accordance with applicable law in any court having jurisdiction thereof.[Intentionally Omitted]
§ 8.3.4 CONSOLIDATION OR JOINDER[Intentionally Omitted]
§ 8.3.4.1 Either party, at its sole discretion, may consolidate an arbitration conducted under this Agreement with any
other arbitration to which it is a party provided that (1) the arbitration agreement governing the other arbitration
permits consolidation; (2) the arbitrations to be consolidated substantially involve common questions of law or fact;
and (3) the arbitrations employ materially similar procedural rules and methods for selecting
arbitrator(s).[Intentionally Omitted]
§ 8.3.4.2 Either party, at its sole discretion, may include by joinder persons or entities substantially involved in a
common question of law or fact whose presence is required if complete relief is to be accorded in arbitration,
provided that the party sought to be joined consents in writing to such joinder. Consent to arbitration involving an
additional person or entity shall not constitute consent to arbitration of any claim, dispute or other matter in question
not described in the written consent.[Intentionally Omitted]
§ 8.3.4.3 The Owner and Architect grant to any person or entity made a party to an arbitration conducted under this
Section 8.3, whether by joinder or consolidation, the same rights of joinder and consolidation as the Owner and
Architect under this Agreement.[Intentionally Omitted]
§8.4 INDEMNITY
To the fullest extent permitted by law the Architect shall indemnify and hold harmless the Owner, Contractor,
Contractor’s and Owner’s respective consultants/subcontractors, and agents and employees of any of them from and
against claims, damages, losses and expenses, including but not limited to attorneys’ fees and other costs of
litigation, arising directly or indirectly out of or resulting from performance of the Work, provided that such claim,
damage, loss or expense is attributable to bodily injury, sickness, disease or death, or to injury to or destruction of
tangible property (other than the Work itself), but only to the extent caused by the negligent acts or omissions of the
Architect, the Architect’s subconsultants, anyone directly or indirectly employed by them or anyone for whose acts
they may be liable, regardless of whether or not such claim, damage, loss or expense is caused in part by a party
indemnified hereunder. Such obligation shall not be construed to negate, abridge, or reduce other rights or
obligations of indemnity which would otherwise exist as to a party or person described in this Agreement. Architect
shall provide Owner with written notification as to any circumstances to which may give rise to an Owner
indemnification promptly after Architect becomes aware of such circumstances. The provisions of this section shall
survive the completion of the Work or earlier termination of the Agreement.
…
§ 9.5 The Owner may terminate this Agreement upon not less than seven days’ written notice to the Architect for the
Owner’s convenience and without cause.cause or for non-appropriation of funds. The terms of this Agreement are
contingent upon sufficient appropriations and authorizations being made by the Owner for the performance of this
Agreement. If sufficient appropriations and authorizations are not made by the Owner, this Agreement shall
terminate, without penalty or expense to the Owner of any kind whatsoever, upon written notice being given by the
Owner to the Architect. Upon receipt of such notice, the Architect shall take immediate action to mitigate any
damage or additional expense.
§ 9.6 In the event of termination not the fault of the Architect, the Architect shall be compensated for services
performed prior to termination, together with Reimbursable Expenses then due and all Termination Expenses as
defined in Section 9.7. due.
§ 9.7 Termination Expenses are in addition to compensation for the Architect’s services and include expenses
directly attributable to termination for which the Architect is not otherwise compensated, plus an amount for the
Architect’s anticipated profit on the value of the services not performed by the Architect.[Intentionally Omitted]
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
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PAGE 8
§ 10.1 This Agreement shall be governed by the law of the place where the Project is located, except that if the
parties have selected arbitration as the method of binding dispute resolution, the Federal Arbitration Act shall govern
Section 8.3.located.
§ 10.2 Terms in this Agreement shall have the same meaning as those in AIA Document A201–2007, General
Conditions of the Contract for Construction.Construction, as modified.
…
§ 10.7 The Architect shall have the right to include photographic or artistic representations of the design of the
Project among the Architect’s promotional and professional materials. The Architect shall be given reasonable
access to the completed Project to make such representations. However, the Architect’s materials shall not include
the Owner’s confidential or proprietary information if the Owner has previously advised the Architect in writing of
the specific information considered by the Owner to be confidential or proprietary. The Owner shall provide
professional credit for the Architect in the Owner’s promotional materials for the Project. Use of Owner name and/or
logo in advertising: Architect acknowledges that it cannot use the name of the Board of Regents of the Nevada
System of Higher Education (NSHE), UNLV, the UNLV Logo or any other related name in the performance of its
services, in its advertising, or in the production of any materials related to this Agreement, without the prior written
approval of the Owner.
Confidentiality: Architect acknowledges that any materials and/or data that may result from its efforts, as related to this
Agreement, are the property of the Owner, and, as such, may not be disseminated in any form whatsoever to any person,
group or organization without the prior written authorization of the Owner. Architect acknowledges that the Owner
would be materially harmed if such confidentiality is not maintained and any referenced material and/or data was
disseminated in any form without the Owner’s prior written approval. Architect agrees to indemnify the Owner for any
negligent or willful conduct on the part of its employees regarding unauthorized release of the Owner’s information
submitted for imaging.
PAGE 9
§ 10.9 No Waiver: No action or failure to act by the Owner or Architect shall constitute a waiver of any right or duty
afforded under this agreement, nor shall any such action or failure to act constitute any approval of or acquiescence
in any breach hereunder, except as may be specifically agreed in writing.
§ 10.10 Counterparts: This Agreement may be executed in any number of counterparts, all of which taken together
shall constitute one and the same Agreement.
§ 10.11 Invalidity: If any one or more of the provisions (or any part thereof) contained in the Agreement are for any
reason held to be illegal, invalid or otherwise unenforceable, such invalidity, illegality or unenforceability shall not
affect any other provision (or part thereof) of this Agreement.
§ 10.12 No Limitation: Unless expressly stated otherwise herein, the duties and obligations imposed upon the parties
under this agreement, and the rights and remedies available hereunder shall be in addition to and not a limitation of,
any duties imposed or available at law or in equity.
§ 10.13 Time Limits: Time limits set out in or under this Agreement are solely for the protection and benefit of the
Owner and Architect and create no third-party beneficiary rights in any other party.
§10.14 Facsimile Signatures: Any signature of or pursuant to this Agreement shall be considered for all purposes an
original signature and of the same legal effect as an original, provided that at the request of a party any signature
sent by facsimile shall be subsequently be confirmed by an original re-execution.
§10.15 This Agreement constitutes the entire agreement between the parties and supersedes all prior and
contemporaneous agreements, understandings and negotiations with respect to the subject matter thereof.
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
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§10.16 Owner is the sole party liable for Owner’s obligations under this Agreement and no officer or board member
of Owner shall be liable in any way with respect to this Agreement and any actions on their part shall not create any
liability under this Agreement.
§10.17 SUCCESSORS AND ASSIGNS The Owner and Architect respectively bind themselves, their partners,
successors, assigns and legal representatives to covenants, agreements and obligations contained in the Contract
Documents. Except as specifically provided elsewhere in this Contract, neither party to the Contract shall assign the
Contract as a whole, or in part, without written consent of the other. If either party attempts to make such an
assignment without such consent, such assignment shall not be effective and shall constitute a default under the
Contract. Any party assigning its interest pursuant to properly granted consent of the other party shall nevertheless
remain legally responsible for all obligations under the Contract.
§10.18 Architect shall advise Owner where any royalties and license fees required to be paid for the use of a
particular design, process or product required by the Design and/or Contract Documents. Architect shall provide
alternative and recommendations to accomplish the Project objectives without the use of a particular design, process
or product that requires any royalties and license fees required to be paid. Where any royalties and license fees are
required to be paid, Architect shall account for these costs in all cost estimates for the Project. If Architect’s or its
Consultants services require the payment of any royalty or license fees, these royalties or license fees shall be a part
of the Architect’s Basic Services Fee and Compensation. If a royalty or license fee is not paid by the Architect or its
Consultants, for the use of a particular design, process or product required by the Design and/or Contract
Documents, the cost of defending suits or claims of infringement of patent rights arising from such requirement of
the Design and/or Contract Documents and payments made in accordance with legal judgments against the Architect
or its Consultants resulting from such suits or claims and payments of settlements shall be the responsibility of the
Architect. The provisions of this §10.18 shall survive the completion of the Work or earlier termination of the
Agreement.
PAGE 10
The Architect agrees to provide services for a Stipulated Sum of $ cost of basic fees and expanded services plus
itemized reimbursable expenses. The University agrees to pay the Architect in installments based upon progress as
follows:
Basic Services
% of Fee
Cost
Program Refinement
Schematic Design
Design Development
Construction Documents
Bidding Phase
Construction Administration Phase
%
%
%
%
%
%
$
$
$
$
$
$
Total, Basic Services
$
Expanded Services
Expanded Services
$
$
Reimbursable Expenses
$
Total, Basic and Expanded Services plus Reimbursable
Expenses
$
…
§ 11.4 Compensation for Additional Services of the Architect’s consultants when not included in Section 11.2 or
11.3, shall be the amount invoiced to the Architect plus ten percent
( %), 10% ), or as otherwise stated below:
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
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§ 11.5 Where compensation for Basic Services is based on a stipulated sum or percentage of the Cost of the Work,
the compensation for each phase of services shall be as follows:
[Intentionally Omitted]
Schematic Design Phase
percent (
%)
Design Development Phase
percent (
%)
Construction Documents
percent (
%)
Phase
Bidding or Negotiation Phase
percent (
%)
Construction Phase
percent (
%)
Total Basic Compensation
one hundred
percent (
100
%)
§ 11.6 When compensation is based on a percentage of the Cost of the Work and any portions of the Project are
deleted or otherwise not constructed, compensation for those portions of the Project shall be payable to the extent
services are performed on those portions, in accordance with the schedule set forth in Section 11.5 11.10.3 based on
(1) the lowest bona fide bid or negotiated proposal, or (2) if no such bid or proposal is received, the most recent
estimate of the Cost of the Work for such portions of the Project. The Architect shall be entitled to compensation in
accordance with this Agreement for all services performed whether or not the Construction Phase is commenced.
…
.1
.2
Transportation and authorized Authorized out-of-town travel and subsistence;
Long distance services, dedicated data and communication services, teleconferences, Project Web
sites, and extranets;
.5
Postage, handling and delivery;Expedited delivery services (i.e. Fedex or Courier services);
.7
Renderings, models, mock-ups, professional photography, and presentation materials requested by
the Owner;Owner and not included in any Basic, Additional or Expanded Fee including in this
Agreement;
Architect’s Consultant’s expense of professional liability insurance dedicated exclusively to this
Project, or the expense of additional insurance coverage or limits if the Owner requests such
insurance in excess of that normally carried by the Architect’s consultants;[Intentionally Omitted]
PAGE 11
…
.8
…
.10
.11
Site office expenses; andexpenses.
Other similar Project-related expenditures.[Intentionally Omitted]
§ 11.8.2 For Reimbursable Expenses the compensation shall be the expenses incurred by the Architect and the
Architect’s consultants plus zero percent ( %) 0% ) of the expenses incurred.
…
If the Owner terminates the Architect for its convenience under Section 9.5, or the Architect terminates this
Agreement under Section 9.3, the Owner shall pay a licensing fee as compensation for the Owner’s continued use of
Owner’s payment to the Architect for services provided by the Architect up to the date of termination shall grant the
Owner per Article 7 from the Architect, and its consultants, a nonexclusive license to use the Architect’s
Instruments of Service solely for purposes of completing, using and maintaining the Project as follows:
and exclusively for purposes of constructing, using, maintaining, altering and adding to the Project.
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
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…
§ 11.10.1 An initial payment of ($ ) shall be made upon execution of this Agreement and is the minimum
payment under this Agreement. It shall be credited to the Owner’s account in the final invoice. [Intentionally
Omitted
§ 11.10.2 Unless otherwise agreed, payments for services shall be made monthly in proportion to services performed.
Payments are due and payable upon presentation of the Architect’s invoice. Amounts unpaid ( ) days after the
invoice date shall bear interest at the rate entered below, or in the absence thereof at the legal rate prevailing from
time to time at the principal place of business of the Architect.
(Insert rate of monthly or annual interest agreed upon.)within 30 days of receipt of an accurate and approved
Architect’s invoice.
Interest on any amounts due from Owner to Architect, or from Architect to Owner, as the case may be, shall bear
interest from the date due until paid at a rate equal to the lesser of (i) six percent (6%) per annum, (ii) that
fluctuating rate of interest announced from time to time by the Bank of America National Trust and Savings
Association as its prime or reference commercial lending rate of interest (or in the event such bank is no longer
announcing such rate, by such other federally regulated banking institution of comparable stature as Owner shall
determine) or (iii) the maximum interest rate permitted by law.
% per annum
§ 11.10.3 The Owner shall not withhold amounts from the Architect’s compensation to impose a penalty or
liquidated damages on the Architect, or to offset sums requested by or paid to contractors for the cost of changes in
the Work unless the Architect.
Notwithstanding anything contained in this Agreement to the contrary, Owner shall not be obligated to make any
payment (whether a monthly payment or Final Payment) to the Architect hereunder after notification in writing to
the Architect, within 30 days of receipt of the Owner’s receipt of the Architect’s approved invoice, of the existence
of any one or more of the following conditions and the failure of the Architect to cure such condition(s) within 14
days of such notification: (1) Architect is in default of any of its material obligations hereunder or otherwise in
default under this Agreement; (2) any part of such payment attributable to services which are not performed in
accordance with this Agreement; (3) Architect has failed to make payment promptly to consultants or other third
parties used in connection with the services for which Owner has made payment to the Architect; Architect agrees or
has been found liable for the amounts in a binding dispute resolution proceeding. proceeding; or (5) Owner, in its
good faith judgment, reasonably determines that the portion of the compensation then remaining unpaid for a
particular phase of the services of the Architect shall not be sufficient to complete the phase in accordance with the
Agreement. No additional payments will be due Architect hereunder unless and until Architect, at its sole cost,
performs a sufficient portion of the services so that such portion of the compensation then remaining unpaid is
reasonably determined by Owner to be sufficient to so complete the services. All amounts not in dispute shall be
timely paid to Architect per 11.10.2 herein. If Owner fails to timely dispute any invoice per the terms herein, then
the invoices shall be timely paid in full.
Architect shall present each month a statement of Additional Services and Reimbursable Expenses incurred for the
preceding month based upon Owner approval for Additional Services. Architect expressly waives any right to
payment for Additional services which are not billed by Final Completion Date. Unless otherwise expressly
authorized by Owner, all monthly bills for Basic Services, Reimbursable Expenses and Additional Services shall be
delivered to the Owner in a consolidated itemized statement.
PAGE 12
§ 12.1 WAIVERS OF SUBROGATION
Subrogation must be waived against the Board of Regents of the Nevada System of Higher Education on behalf of
UNLV.
…
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
(1869050739)
17
.1
.2
AIA Document B101™–2007, B101™–2007 as modified, Standard Form Agreement Between
Owner and Architect
AIA Document E201™–2007, Digital Data Protocol Exhibit, if completed, or the
following:[Intentionally Omitted]
…
(List other documents, if any, including Exhibit A, Initial Information, and additional scopes of
service, if any, forming part of the Agreement.)a, forming part of the Agreement.)
AIA Document B101™–2007, Exhibit A, as modified,
UNLV Design, Construction and Sustainability Standards
This Agreement entered into as of the day and year first written above.
IN WITNESS WHEREOF, the parties hereto have caused this instrument to be duly executed the day and year first
above written.
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
(1869050739)
18
(1) CONTRACTOR
DATE APPROVED:______________________________
(2) OWNER - BOARD OF REGENTS OF THE
NEVADA SYSTEM OF HIGHER
EDUCATION ON BEHALF OF THE
UNIVERSITY OF NEVADA, LAS VEGAS
DATE RECOMMENDED:__________________________
(Signature)
(Signature)
David S. Frommer, AIA
Executive Director of Planning and Construction
(Printed name and title)
OWNER
ARCHITECT
(Signature)
(Signature)
(Printed name and title)
(Printed name and title)
(3) OWNER - BOARD OF REGENTS OF THE
NEVADA SYSTEM OF HIGHER EDUCATION
ON BEHALF OF THE UNIVERSITY OF NEVADA,
LAS VEGAS
DATE RECOMMENDED:_________________________
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
(1869050739)
19
(Signature)
Gerry J. Bomotti
Senior Vice President of Finance and Business
(4) OWNER – BOARD OF REGENTS OF THE
NEVADA SYSTEM OF HIGHER
EDUCATION ON BEHALF OF THE
UNIVERSITY OF NEVADA, LAS VEGAS
DATE RECOMMENDED: _________________________
______________________________________________
(Signature)
Neal J. Smatresk
President
(5) OWNER –
NEVADA SYSTEM OF HIGHER EDUCATION
DATE APPROVED: _____________________________
______________________________________________
(Signature)
Daniel J. Klaich
Chancellor, Nevada System of Higher Education
Additions and Deletions Report for AIA Document B101™ – 2007 (formerly B151™ – 1997). Copyright © 1974, 1978, 1987, 1997 and 2007 by The
®
American Institute of Architects. All rights reserved. WARNING: This AIA Document is protected by U.S. Copyright Law and International Treaties.
®
Unauthorized reproduction or distribution of this AIA Document, or any portion of it, may result in severe civil and criminal penalties, and will be
prosecuted to the maximum extent possible under the law. This draft was produced by AIA software at 10:01:33 on 11/02/2010 under Order
No.7742605561_1 which expires on 04/27/2011, and is not for resale.
User Notes:
(1869050739)
20